D’Evia Residences @ Kwasa Damansara

On what is published today, almost certainly not — and I would rather say that plainly than let you spend three weeks finding out.

Two separate tests apply in Selangor, and you have to pass both. The first is the property type. The state permits a non-citizen to acquire strata and landed-strata property only; a landed home on an individual title is closed to a foreigner at any price whatsoever. D’Evia is a strata high-rise, so it passes this test.

The second is price, and it is set by zone. Kwasa Damansara lies in the Petaling district, which sits in Zone 1, where the minimum purchase price for a non-citizen buying residential property is RM2,000,000. Zone 3, covering Hulu Selangor and Sabak Bernam, is the RM1,000,000 zone and has nothing to do with this address. For completeness, commercial and industrial property carries a RM3,000,000 minimum across the whole state.

Now apply that to this project. EXSIM has not published a price for D’Evia anywhere on its project website — not a range, not a from-price, nothing. Every price you will see quoted for it comes from an agency microsite rather than the developer, and every one of those figures is a fraction of RM2,000,000. Until EXSIM issues a price list showing units above the threshold, the honest answer for a non-citizen is no.

Two more conditions that would still apply even if a unit did clear the price. There is a quota limiting foreign purchases to a share of the non-Bumiputera units in a scheme, so an eligible unit still needs an available foreign allocation. And a foreign acquisition requires the written consent of the state authority, applied for through the Selangor land office after the sale and purchase agreement is signed.

One definition people get wrong: in Malaysian land law, foreign interest includes Malaysian permanent residents. Holding PR does not move you to the citizen side of this line.

These are state guidelines and they are revised from time to time. Have a Malaysian conveyancing solicitor confirm the current Selangor land office circular before you commit to anything — I will tell you what I know, but your solicitor is the one who signs off on it.

This trips up more people than any other detail about D’Evia, partly because several agency listings advertise the pair together as D’Evia and D’Nuri without saying which D’Nuri they mean.

The one on this masterplan is D’Nuri Residences @ Kwasa Damansara. It is EXSIM’s affordable block on the same MX-4(ii) parcel: a proposed 29-storey serviced apartment building of 492 units, every unit 550 sq ft with two bedrooms, one bathroom, a living and dining area, a compact kitchen and a yard. It exists because Kwasa Land built an affordable housing requirement into the parcel.

It is not an open-market product. Its own website publishes the eligibility conditions: the applicant and spouse must be Malaysian citizens aged 18 and above; household income up to RM15,000 a month, with priority given to applicants below RM10,000; one unit per applicant; and no transfer of ownership for five years from the date of the sale and purchase agreement without state authority approval. A registered application stays valid for two years before it drops off the waiting list.

A non-citizen cannot buy into it under any structure or arrangement, and I would treat any agent who suggests otherwise as a reason to walk.

The other D’Nuri is a completely separate and much older EXSIM project — D’Nuri Residences @ Desa Petaling, in Kuala Lumpur, listed on the group website since 2016. Different state, different scheme, different rules. If a listing headed D’Nuri lands in front of you, the first two questions are which state and which scheme.

EXSIM states a short four-minute walk to Kwasa Sentral MRT station on its own location page. That is the only official figure, and notice that it is a time rather than a distance — the developer publishes no metre count at all.

Agency sites fill that gap with numbers of their own. I have seen 400 metres, 600 metres and 650 metres quoted for the same walk on three different microsites. They cannot all be right, and none of them is sourced from EXSIM. Walk it yourself with a phone, at the hour you would actually commute.

The line question matters more than the distance. Kwasa Damansara township is served by two MRT stations, and the marketing tends to blur them together. The station four minutes away is Kwasa Sentral, station code KG05, and it is on the Kajang Line only. The interchange where the Kajang Line meets the Putrajaya Line is Kwasa Damansara station, which is one stop away. One stop is a good arrangement. It is not the same as walking to a two-line interchange, and any listing that tells you it is has been written from a map rather than a timetable.

Two practical notes about the station itself. It opened on 16 December 2016 with Phase One of the Kajang Line, so it is a mature piece of infrastructure rather than a promise. And its second entrance has never been opened — it is being held for the land on that side to be developed. If your walking route depends on that entrance, check which one is actually open before you rely on the four minutes.

EXSIM has not published any of it. Not the unit count, not the storey count, not the built-up areas, not the price. I have read every page of devia.com.my, including the terms, disclaimer, contact and registration pages, and none of those four numbers appears anywhere.

What EXSIM has published is a concept, sixteen gallery renders, a facility plan with seventeen numbered items across three levels, seven layout codes, a typical floor plate diagram and a location page. What Kwasa Land has published, which is the more useful document, is the parcel size of 15.91 acres, the five-block structure, a gross development value of about RM1.6 billion and an intention to house more than ten thousand people.

You will nonetheless find confident unit counts, storey counts, size ranges and price ranges quoted on a dozen agency sites. I am not going to repeat them here even with a disclaimer attached, because numbers have a way of shedding their disclaimers the moment they are copied. What I will say is that they disagree with one another in places, which is the tell that they are not coming from a single official source.

There is one inference I think is fair to draw, and I will label it as an inference rather than a fact. Kwasa Land, the landowner, published a gross development value of about RM1.6 billion for the whole parcel and said it would house more than ten thousand people. Even on a generous assumption of three residents per home, that implies well over three thousand homes and an average value comfortably below RM500,000 each. A parcel built to that brief is not a parcel where RM2,000,000 apartments appear. That is arithmetic on the master developer’s own published figures, not a price, and I would not use it to negotiate — but it is enough to tell a foreign buyer where this project sits relative to the threshold.

I have asked EXSIM for the price list by unit number and the schedule of parcels showing built-up areas. When it arrives you get the original document, not my summary of it.

Worth knowing in advance, because these costs sit outside the purchase price and several of them are cash items you cannot finance.

Transfer stamp duty. From 1 January 2026 a flat 8 per cent applies to a non-citizen acquiring residential property in Malaysia, against the ordinary graduated scale a Malaysian buyer pays. On a hypothetical RM2,000,000 purchase that is RM160,000 of duty, payable on the instrument in cash.

Real property gains tax on the way out. A non-citizen pays 30 per cent on the gain if the property is disposed of within five years, and 10 per cent from the sixth year onwards. There is no zero band for a non-citizen no matter how long the holding period runs, which is a meaningful difference from the Malaysian schedule and should shape how you model your exit.

Financing. A foreign buyer typically obtains a margin of finance of around 60 to 70 per cent rather than the 90 per cent available to a Malaysian, so the cash requirement at the front end is larger than most first-time cross-border buyers expect.

Consent. A foreign acquisition in Selangor needs the written consent of the state authority, applied for through the land office after the agreement is signed. Build the processing time into your completion schedule rather than discovering it late.

All of these are federal or state rates that change with budgets and circulars. Have your solicitor compute the current figures against your actual contract price before you commit.

The township is not oversupplied today because very little of it has been delivered. The question is what happens over your holding period, and there the pipeline is substantial and entirely visible.

Kwasa Land holds 2,330 acres bought by the EPF in 2012, with a build-out that began in 2015 and is planned over roughly twenty years towards an eventual population of about 150,000. On its own projects page it currently lists six residential developments underway by other partners — Daya Residences by TSR Capital, Dedaun Rimba by YTL, Idaman Kwasa Damansara by Gagasan Nadi Cergas, Waringin by Gadang, Linari by Serene Impian and Tujuh Residences by MRCB Land — plus the Kwasa Utama corporate park and the MX-1 town centre, a 64-acre scheme with a reported RM8 billion development value.

That is the competition you will face on resale, and it is closer to you than anything outside the township, because a buyer comparing two Kwasa Damansara addresses is comparing like with like.

The state-level backdrop, for scale: NAPIC recorded 3,745 unsold completed residential units in Selangor in the first quarter of 2026, of which 2,407 were completed unsold serviced apartments, with 1,904 new units launched in the quarter and a secondary market average transacted price of RM559,935.

How I would read all that. A masterplan with a patient institutional landowner is more likely to release land at a measured pace than a listed developer clearing inventory, which is genuinely protective. But measured supply is still supply. If you are buying here, buy on a long horizon and assume that when you sell there will be a newer building down the road with a show unit open.

EXSIM has published no completion date for the D’Evia block itself, and its site progress page currently reads Coming Soon with no dated photographs on it.

The nearest official marker comes from the landowner rather than the developer. Kwasa Land’s announcement of 8 March 2023 said the MX-4(ii) parcel would be delivered in phases with the first phase expected to complete in 2027. That statement is now more than three years old, it covers the parcel rather than this block, and it was made before the project website existed. I would treat it as context, not as a delivery date you can plan around.

This is one of the more consequential blanks on the page. A completion date on a Malaysian project normally arrives with the advertising and sale permit, because the permit itself states an expected completion date and the sale and purchase agreement carries the statutory delivery period. Since neither the permit number nor a date has been published, the sensible reading is that the project is at an early sales stage.

What that means for you practically: the gap between what you pay and when you receive is at its widest right now, and it is unquantified. If your plan depends on a specific handover year — a school term, a lease expiry, a relocation — this is not yet a project you can plan a date around. Ask for the permit and the sale and purchase agreement delivery clause, in that order, and I will chase both.

The seller is EXSIM MX4 Sdn. Bhd., company number 1486857-W, a wholly owned subsidiary of the EXSIM Group. That is printed on the terms and conditions page and again on the contact page of devia.com.my, with a registered office at D-35-01, Level 35, EXSIM Tower, Millerz Square @ Old Klang Road, Megan Legasi, No. 357, Jalan Kelang Lama, 58000 Kuala Lumpur. It is independently confirmed by Kwasa Land, which named the same company in its March 2023 press release. I checked this specifically because agent listings routinely name the wrong legal entity.

The landowner side is Kwasa Land Sdn Bhd, company number 200901006931, wholly owned by the Employees Provident Fund. Your contract is with EXSIM MX4, not with the EPF, and the EPF does not underwrite a partner developer’s delivery.

EXSIM Group itself has a long Klang Valley record — Millerz Square, Scarletz Suites, Ceylonz Suites, The Rainz, The Treez, Twin Arkz, The Leafz, The Arcuz, D’Erica, D’Cosmos, D’Vervain, D’Quince, 22 Macalisterz in Penang and a series of Nouvelle industrial parks. It publishes an annual sustainability report, holds GreenRE certifications including Gold for D’Erica Residences in March 2026, took a double world silver at the FIABCI World Prix d’Excellence Awards in 2026, and launched a 110 per cent green home financing guarantee with RHB in January 2026.

Now the limits of what I could verify, stated plainly because you are entitled to know where my knowledge stops. I could not obtain the developer licence number, the advertising and sale permit number or their validity dates. I could not establish the tenure, the approving local authority for this parcel, the building plan reference or any land charge. I could not read the unit layout drawings, which EXSIM publishes as vector artwork with the dimensions baked into the image rather than written as text, so no built-up area is recoverable from the website. And because EXSIM is privately held, there are no audited public accounts to weigh the balance sheet against the promise.

None of that is an allegation. It is the boundary of what an outsider can confirm from published sources, and I would rather draw it for you than write around it.

Four documents, in this order, and I would not part with money before I had seen all four.

One, the developer licence and the advertising and sale permit, both with their validity dates. A developer may not lawfully advertise or sell without a current permit, and the permit also states the expected completion date. If it has not been issued yet, that is an answer too, and it tells you what stage you are buying at.

Two, the schedule of parcels — the document that lists every unit with its built-up area, accessory parcels and share units. That is where you find the real floor area, and where you check whether the balcony and the air-conditioning ledge are inside or outside the quoted figure.

Three, the price list by unit number, not a from-price. For a non-citizen this is the whole question, because eligibility turns on the contract price of a specific unit against the RM2,000,000 Zone 1 floor.

Four, the schedule of common facilities attached to the sale and purchase agreement. This is the version that binds, and it is where you resolve things like the pickle ball court that appears in the gallery but not on the facility plan.

I will request all four from EXSIM and forward exactly what comes back — including anything that contradicts what is on this page, because a page that quietly stops updating is worse than no page at all.