KSL projects being marketed that are not on KSL’s own website

Five ordinary explanations, none of which I can confirm

Before anyone reads this as a warning about a developer, here are the reasons a real, properly licensed project can be marketed without appearing on its developer’s current project page:

• It is sold out and has been taken down. Developer websites usually show what is currently for sale. Agents often keep completed and sold-out projects on their sites for subsale and rental enquiries.
• It is completed. Same effect. A handed-over development is not a current launch.
• It has not launched yet. Schemes are commonly soft-marketed by appointed agencies before the developer’s own page goes live — and, importantly, before the advertising permit is issued.
• It is being sold through an appointed agency under an arrangement that does not involve the developer’s own marketing site.
• It is listed under a different name. Marketing names and permit names diverge more often than buyers expect. This site has already recorded one such case: KSL lists Rosewood in Iskandar Puteri while an agency lists Alma Rosewood in Skudai.

I do not know which of these applies to any given name below, and I am not going to assign one. That is precisely the point: the developer’s own site is silent, so anyone telling you which explanation applies is telling you something they have not verified either.

There is one more reason to be careful about over-reading this. Some of the names in the gap are retail components of projects KSL does list — a shop row attached to a residential scheme. A developer not listing the shops separately from the apartments is completely unremarkable.

Two questions, and one document

If you are shown a KSL-branded project that is not on kslprojects.com.my, you do not need to be suspicious. You need to be specific.

Question one: which is it? Sold out, completed, not yet launched, sold through an appointed agency, or marketed under a different name. Any of those answers is fine. What is not fine is not getting an answer, because each one changes what you are buying — a sold-out project means you are in the subsale market with different pricing and different costs, while a not-yet-launched project means there may be no permit yet.

Question two: what are the two numbers? The developer licence number and the advertising and sale permit number. Both must appear on lawful marketing material, and both can be checked for free on the housing ministry’s TEDUH portal. If a project cannot produce them, it cannot lawfully collect a booking fee from you either.

The document: the statutory sale and purchase agreement. Schedule G or H under the Housing Development (Control and Licensing) Regulations. It names the developer, the licence, the parcel and the delivery period. Everything before it is marketing.

The full walkthrough of how to run these checks yourself is here — it takes about five minutes and it is the single most protective thing a buyer can do.

Questions this page raises

Are you saying these projects are not real?

No, and I want to be unambiguous about it. I am saying that the developer’s own website does not currently list them, which is a checkable fact you can verify in a minute. Several of them are almost certainly completed or sold-out schemes, which is the most ordinary explanation there is. What I have not been able to do is confirm which explanation applies to which name, so I have not assigned one.

Why publish this at all?

Because a buyer comparing listings has no way of knowing that the list they are reading is three times longer than the developer’s own. That is not a small difference, and it is invisible unless someone checks both. Publishing it lets you ask a better question rather than take a longer list as a sign of more choice.

Does a longer agency list mean a better agent?

It means a longer list. Whether it is better depends on whether each entry is current, correctly named, correctly located and correctly priced. In the course of this comparison I found an agency site placing Ceros in Skudai when the developer says Iskandar Puteri, another placing it in Gelang Patah, and a project listed as “Alma Rosewood, Skudai” that the developer calls “Rosewood, Iskandar Puteri”. Length and accuracy are different things.

Will you add these projects to your site?

Not until I can verify them from the developer or from a statutory permit. That is the same rule every other page here follows, and it is why this site lists fewer KSL projects than the agency site does. If KSL publishes any of these, or you send me the material for one, I will build the page and date it.

What if I already booked one of these?

Ask for the developer licence number, the permit number and the sale and purchase agreement, in writing, and check the two numbers on TEDUH. If they check out, you are fine and this page is irrelevant to you. If they cannot be produced, that is worth taking to a solicitor promptly rather than waiting.

The KSL projects I have been able to verify

• Ceros Residences @ Iskandar Puteri
• D’Secret Garden 2 @ Setia Tropika
• Ethos @ Iskandar Puteri
• KSL Lakeview @ Ponderosa
• KSL Austin Legacy @ Austin
• Mutiara Bestari 4 @ Mutiara Rini
• Aurora 5 @ Ulu Tiram
• Rosewood @ Iskandar Puteri
• Riveria Shoplot @ Iskandar Puteri
• How to check a developer and a permit yourself

What the government register actually says about KSL

When this page was written I could not read the National Housing Department’s licence and permit register. I can now, and it changes what you should ask for.

KSL is not one licensed developer. It is at least three.

Searching KPKT TEDUH on 26 August 2026 returns these licensed entities carrying KSL-linked schemes:

Swipe sideways to see the full table →

How to run this check yourself — the seven status words, why searching by marketing name fails, and the register status of all 175 developments on this site →

Khoo Soon Lee Realty alone carries roughly eighty registered project codes across four pages of the register.

This matters more than it looks. “KSL” is a brand. The company that signs your sale and purchase agreement is one specific licensed entity, and which one it is determines whose licence protects you and whose balance sheet you are relying on. Ask for the entity name and its developer code, then look the code up yourself.

The registered name is usually not the name you were sold

The register lists schemes under their statutory names, and for KSL those are mostly “Taman” and “Pangsapuri” names, not marketing names: Taman Mutiara Bestari, Taman Bestari Indah, Bandar Bestari, Taman Melati, Pangsapuri KSL Bukit Gemilang, Residensi Alam Permai, Residensi KSL Kangkar Tebrau, and so on.

So if you are being offered a KSL project that is not on kslprojects.com.my

You now have a second, better check than the developer’s website. Ask the salesperson for the licensed developer entity and the project code — the format is like 3390-80 — then search that code at teduh.kpkt.gov.my yourself.

If the code produces a real record with a permit that has not expired, the scheme is licensed and this page stops being relevant to you. That is the outcome I would rather you get. If nobody can give you a code, that is the answer to a different question.

And a finding in KSL’s favour, which I am reporting for the same reason I report the others

The register classifies every licensed scheme with a status: not started, on schedule, late, sick, completed with CCC, completed with CFO, or permit cancelled. “Sick” is the department’s own word for a project in trouble.

I filtered Khoo Soon Lee Realty’s roughly seventy registered schemes by each of the bad statuses on 26 August 2026.

Everything in that portfolio sits in not started, on schedule, or completed. That is a good record, and it would be dishonest of me to publish only the awkward findings about a developer and quietly skip this one.

It also puts the rest of this page in proportion. A gap between what an agency lists and what a developer’s website lists is a documentation question, not a solvency question — and on the measure that actually tracks solvency, this developer’s registered schemes are clean.

Statuses change, and this was one reading on one day. The point is not the answer I got; it is that you can get it yourself in thirty seconds, for this developer or any other, at teduh.kpkt.gov.my.

One more thing to check on any brochure

The department requires an approved advertisement to carry the words “IKLAN INI TELAH DILULUSKAN OLEH JABATAN PERUMAHAN NEGARA” — this advertisement has been approved by the National Housing Department. If a sales brochure or hoarding does not carry that line, the register itself tells you to report it through the government’s SISPAA complaints channel. It costs you nothing to look for the sentence.

One caveat I will not paper over. Not finding a marketing name in the register does not prove a scheme is unlicensed — it usually just means the scheme is registered under a Taman name. Absence in the register is a reason to ask for the code, not a conclusion. That is why this page asks you to get the code rather than telling you what the silence means.

Published 2026-08-26 · Both lists read on 26 August 2026: KSL Holdings’ own project website at kslprojects.com.my, and the publicly visible project listing of one competing agency. Project and area names in the tables are reproduced as each source gives them. This page makes no claim about the licensing status, legality or quality of any development named, and nothing on it is legal advice.