Erinaz Suites @ Kubang Kerian

Kelantan is the state where the published figures contradict each other most sharply, and I am going to lay all three out rather than pick one.

Figure one — RM500,000. The Bar Council Conveyancing Practice Committee’s state-by-state table, issued as Circular No 444/2024 on 23 December 2024 with the table stated to be as at October 2024, records Kelantan’s purchase price threshold as RM500,000. That is the joint lowest in the country, alongside Perlis and Sarawak, and less than half of the figure applying in Terengganu next door.

Figure two — RM1,000,000. The same circular reproduces the federal guideline set by the Ministry of Economy, formerly the Economic Planning Unit, which states that foreign interests are not allowed to acquire real estate valued at less than RM1,000,000 per unit. That is a national floor expressed in absolute terms, and it sits directly on top of the state figure.

Figure three — RM1,000,000 again, from a different direction. Several current 2026 practitioner guides state Kelantan’s minimum as RM1,000,000 rather than RM500,000, which suggests either that the state figure has been revised since October 2024 or that those guides are applying the federal guideline in place of a state figure.

What I will not do is average them, choose the convenient one, or borrow a number from another state. If you are not a Malaysian citizen — and Malaysian permanent residents are treated as foreign interest for this purpose — the position must be confirmed in writing by the Pejabat Tanah dan Galian Kelantan, obtained through a Kelantan conveyancing solicitor, for the specific unit and price you intend to buy, before you pay a booking fee. For a Malaysian buyer none of this applies.

Consent. Kelantan is a Peninsular state, so the National Land Code applies in full — unlike Sabah and Sarawak. Under section 433B, a non-citizen or foreign company may only take a transfer, lease, charge-related dealing or transmission of alienated land after the prior written approval of the State Authority, on a written application. Section 433C makes any dealing in contravention of that null and void. This is not a formality you catch up on after signing; it is a condition of the dealing being registrable at all. The application goes to the state land authority in Kota Bharu.

Levy. The Bar Council table records an express foreign levy for Kedah, Penang, Pahang and Johor. It records none against Kelantan. I want to be precise about what that means: the absence of an entry in a summary table is not the same as a positive statement that no fee exists. There are also consent processing fees and legal fees that are separate from any levy.

So the correct instruction is: ask the Kelantan land office in writing for the current consent fee schedule and confirmation of whether any levy applies. I would rather tell you to send that letter than print a figure I cannot source.

The Bar Council table records no additional off-limits column entries against Kelantan, unlike Kedah, Penang, Melaka and Johor, each of which has a list. But the federal guideline reproduced in the same circular applies everywhere in the country, and it excludes four categories outright.

Those four are: real estate valued at less than RM1,000,000 per unit; residential units in the low-cost and medium-low-cost categories as determined by the State Authority; properties on Malay Reserved Land; and real estate allocated to Bumiputera interests in a development.

The third of those deserves particular attention in Kelantan. Malay Reservation land is a substantial part of the land mass in this state, and a Malay Reserved title is not merely closed to foreigners — under the Malay Reservations Enactment it is closed to all non-Malays, including Malaysian citizens of other ethnicities. Ask, in writing, whether the parcel this development sits on is Malay Reserved land, and have a Kelantan solicitor confirm it against the title. That one question decides more transactions in this state than the price threshold does.

The developer publishes neither. The project site shows a floor plate drawing with three colour-coded types and three unit plan drawings labelled Jenis A, Jenis B and Jenis C. Not one dimension, area or room count appears on any of them. The e-brochure is an image-only PDF with no machine-readable text.

Figures of 361 units and 24 storeys circulate on marketing and listing sites. Those are agent-tier sources. They may be right; they are not on this page as facts, because EXSIM has not said them.

What can be stated: the facilities legend places a deck at Level 23, so the tower has at least twenty-three floors. Everything else has to come from the developer. The unit count, the storey count and the built-up area of every type are all printed on the advertising and sale permit — ask to see the permit itself, and I will chase it with you.

The developer does not state the tenure on any official page. Marketing sites describe it as a freehold commercial project. I am not going to adopt either word from a third party, because both of them carry consequences.

If the title is commercial rather than residential, three things change: your assessment rates and utility tariffs are charged at commercial scales rather than domestic ones; your financing margin is usually lower; and the 8% non-citizen stamp duty, which by its terms applies to residential property including service apartments and SOHO, may or may not apply to your unit. That last point is a question for your solicitor on your specific title, not a question for a brochure.

Ask for the title category and the tenure in writing, and get the answer before the booking fee, not after. Under the National Land Code the title will also show any restriction in interest, which is the endorsement that determines whether a transfer to a non-citizen can be registered at all.

Because the developer has not published any. The site progress page on erinaz.com.my carries the EXSIM mark and the words Akan Datang — coming soon — and nothing further.

The reason I flag this rather than skip it is the comparison inside the same group. EXSIM publishes dated quarterly site photographs for its other projects as a matter of routine. Its Kuala Terengganu project, Qubaz Suites, has six consecutive quarters published from Q2 2025 through Q3 2026, three images per quarter. A group that does this everywhere else, and not here, is telling you something about the stage this project is at.

The document that actually matters is not a photograph anyway. Ask for the architect’s certificate of the current stage of works and the progress billing schedule under the sale and purchase agreement. That is what your bank will release money against, and it is what tells you whether the programme is on time.

None of the three is published, and I would rather say that plainly than quote a listing site back to you.

I get the live price list, the maintenance charge estimate and the completion period direct from the developer’s sales team in Kubang Kerian. Message me and I will send what is accurate this week.

When you get the completion period, note the form it comes in: the sale and purchase agreement expresses it as a number of months from the date the agreement is signed, not as a calendar date. A brochure date and a contractual period are different obligations, and only one of them is enforceable.

This is the most useful comparison available, because the two states sit side by side, EXSIM is building in both, and the rules are not the same.

Terengganu is clean. The Bar Council table records a residential threshold of RM1,000,000, which is the same as the federal guideline. State figure and federal guideline agree, so there is nothing to reconcile. Agriculture land is recorded as not permitted.

Kelantan is not clean. The state figure in that same table is RM500,000, half the federal guideline, which is exactly the sort of gap that produces a rejected consent application months after a deposit has been paid.

The practical consequence for a foreign buyer is counter-intuitive: the state with the lower published threshold is the one where you need the written ruling more, not less. I have written up the Terengganu project separately — the layouts there are published with square footages, which lets you do the arithmetic that this page cannot.

Stamp duty on transfer: since 1 January 2026 a flat 8% applies to non-citizens acquiring residential property, with service apartments and SOHO named expressly in the legislation. Whether it reaches a unit on a commercial title is a question for your solicitor, and on this project the title category is not published — which is one more reason to get it in writing.

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

Financing: foreign buyers in Malaysia typically obtain 60% to 70% margin, and in a state with a thin secondary market for high-rise stock, expect valuers and credit committees to be conservative rather than generous. Budget the consent application cost and legal fees separately.