Khaya Residence @ Bangsar

Nobody can answer that yet, and anyone who says otherwise is guessing. Kuala Lumpur requires a non-citizen to transact at RM1,000,000 or above on the sale and purchase agreement, and Melati Ehsan has not published a price list for this project on any page it controls. Until a registered price exists, eligibility cannot be established layout by layout.

What you can do is prepare the arithmetic so the answer is instant when the price arrives. To clear RM1,000,000, a 630 sq ft Type B needs RM1,587 per sq ft, a 683 sq ft Type C needs RM1,464, a 772 sq ft Type A needs RM1,295, an 869 sq ft Type D needs RM1,151, and a 998 sq ft Type E needs only RM1,002. So the larger the layout, the easier the threshold is to clear — the smallest units are the ones at risk of being ineligible.

If you do qualify on price, the rest of the path is standard: written consent to the transfer under section 433B of the National Land Code from the Federal Territory Land Working Committee, a flat 8% stamp duty for non-citizens since 1 January 2026, and real property gains tax of 30% within five years and 10% thereafter with no zero band. Message me and I will bring back the actual price list so we can settle the eligibility question with a number instead of an estimate.

795 units in a single 61-storey L-shaped block. That figure comes from the press release Melati Ehsan issued at the sales gallery unveiling in May 2025, so it is the developer's own number rather than a portal's.

The L-shaped plan is worth thinking about before you pick a unit. An L gives you two facade orientations off one core, which usually produces a real spread in view, noise and afternoon heat between the two wings. On a junction site at Jalan Bangsar and Jalan Pantai Baharu, the wing turned away from the main road will be noticeably quieter. Ask which leg of the L a unit sits in before you ask which floor it is on.

For context on density: 795 units in one block at 61 storeys is roughly 13 units per floor. That is a normal Kuala Lumpur figure, and it is a different product from a boutique tower — expect lift queues at peak times to be a genuine design question, and ask how many lifts serve the residential floors.

Not published, and I am not going to circulate a figure I cannot source. Melati Ehsan's group project page, the Khaya project site and the downloadable brochure all carry imagery, layouts and facilities, but none of them carries a price list or the statutory advertising strip that normally prints a registered price band.

That is the single biggest gap on this page, and it has consequences beyond curiosity. Without a registered price you cannot determine foreign eligibility, you cannot compute your stamp duty, you cannot size a loan, and you cannot compare the per-square-foot against the two other Bangsar launches — both of which do publish registered price bands.

What I will do rather than speculate: go to the sales gallery at G-06, Menara TNB Bangsar, get the current price list for the layout you want, and get the developer licence and advertising permit numbers at the same time so we can check them on the KPKT TEDUH portal. That is a phone call away.

There are two dates in circulation and they are two years apart. Melati Ehsan's own group project page states an expected completion of July 2027. An appointed agent's microsite states Q2 2029. I have put both on this page rather than choosing between them, because I cannot verify either from a statutory document.

One detail makes me lean away from the group page. That same page gives the project's location as Kota Kemuning, Selangor — a plainly incorrect entry for a Bangsar development, almost certainly carried over from another project in the same template. A page with one demonstrable error in a key field does not automatically get the benefit of the doubt on a second.

The only date that will actually bind is the one in your sale and purchase agreement, together with the liquidated damages clause that attaches to it. Ask for the draft agreement before you pay a booking fee, and read those two clauses first.

The developing entity is Bayu Mantap Sdn Bhd, a member of the Melati Ehsan group, working in collaboration with Tenaga Nasional Berhad. The listed parent is Melati Ehsan Holdings Berhad, traded on Bursa Malaysia as MELATI (5129) and founded by executive chairman Tan Sri Yap Suan Chee. Your agreement will name Bayu Mantap, not Melati Ehsan Holdings and not TNB.

Two things worth verifying yourself. First, the group's own two websites print different old-format registration numbers for the same parent company — 673293-X on melatiehsan.com.my and 675295-X on the Khaya project site, both against the same new-format number 200401034784. One is a typographical error, but check the vendor details on your agreement against the Companies Commission record rather than a website footer.

Second, Melati Ehsan's background is largely in construction contracting rather than high-rise residential development, and Khaya at a reported RM960 million gross development value is its most prominent residential project. That is not a red flag by itself, but it does mean the questions to ask are about the main contractor, the construction programme and the licence number — not about a residential delivery record that is still being built.

Six layouts are confirmed on the drawings in Melati Ehsan's own brochure: Type B at 630 sq ft one-bedroom, Type C at 683 sq ft one-plus-one, Type A1 at 762 sq ft one-plus-one, Type A at 772 sq ft one-plus-one, Type D at 869 sq ft two-bedroom, and Type E at 998 sq ft two-plus-one. The sizes and bedroom counts are printed on the plans themselves, which makes them a far better source than a table on a listing site.

Beyond those six, an appointed agent's microsite lists further type codes running to L, sized between 1,028 and 1,321 sq ft. I could not find those on any developer page and have flagged them separately rather than presenting them as confirmed. Notably that same microsite omits Type A1, which the developer's brochure does contain — so the agent list is neither a superset nor a subset of the official one.

The overall range is the messiest field on this project. The launch press release says the units reach 2,427 sq ft, the agent page caps the range at 1,321 sq ft, and portals have quoted 2,300. The 630 sq ft floor is consistent everywhere. If a large layout is what you are after, treat the ceiling as unresolved until the developer confirms it, and ask specifically about the Signature X-Suites with private terraces, which the release describes with built-ups to about 876 sq ft.

From Melati Ehsan's own launch release: a 50-metre lap pool, a Jacuzzi, a children's pool, a gymnasium and a pickleball court. The developer's Crafted Living gallery gives those spaces names — Aqua Eleve for the pool, Horizon for the gym — and adds the Oasis Lawn, two Haven Pavilions, a Twilight Garden, a Sky Deck and The Hub.

The 50-metre figure is the one worth holding them to. A genuine 50-metre lane needs real podium length on a constrained city-fringe site, and it is a specification you can measure on handover rather than an adjective. The pickleball court is the first I have seen named in a Kuala Lumpur launch of this scale.

One caution on the green claim. Provisional GreenRE certification appears on an appointed agent's page, not on a developer page I could find. Provisional certification is a design-stage assessment and is not the same as the final award, so if sustainability is part of your decision, ask for the certificate itself and check whether it is provisional or final.

The developer names four LRT stations but publishes no walking distance to any of them, which is the single most important missing number on a project marketed as transit-oriented. Abdullah Hukum, Kerinchi, Universiti and Bangsar are all listed, along with MRT Pusat Bandar Damansara and the Angkasapuri and Mid Valley KTM stations.

Abdullah Hukum is the station that carries the argument. It is an LRT and KTM interchange with sheltered access into KL Eco City and onward to Mid Valley, and an appointed agent's page puts KL Sentral two stops away. Being covered by more than one line is genuinely useful in Kuala Lumpur, where a single line closure otherwise strands you.

But on this stretch of Jalan Bangsar, three hundred metres and one kilometre are different products. One is a walk; the other is a walk you will stop doing by the third month. Before you commit, walk it yourself at 8am, and ask me to check whether a covered link is part of the approved plans rather than part of the marketing.

Leasehold — but the developer has not published the term. No page controlled by Melati Ehsan states the number of years or the expiry date. An appointed agent's page says 99 years; one property review site has quoted an expiry of 12 June 2117. Neither is a developer statement, so I have not put a term on this page. On a leasehold purchase, the remaining years are not a detail: they set your bank's appetite, your valuer's discount and your resale pool decades out.

The maintenance fee has not been published either. That matters more than usual here, because a 61-storey tower with a 50-metre pool, extensive landscaping and multiple pavilions carries a substantial fixed cost. The rate per square foot is a permanent monthly obligation, not a launch-day incentive, and it deserves to be a number you see before you sign.

Both of these are answerable at the sales gallery in one visit. Ask me and I will get the tenure term from the title search, the service charge and sinking fund rates from the developer, and the developer licence and permit numbers so we can verify all of it on the KPKT TEDUH portal together.

Sort them by what you actually need to know before committing. If you need certainty on paperwork today, this is not the one. 111 Menerung and Parkside Residences both publish a full statutory strip with licence numbers, registered price bands and a binding completion date. Khaya does not, and every open question on this page traces back to that.

If eligibility as a foreign buyer is your constraint, 111 Menerung answers it immediately — every unit is registered above RM2.25 million, so all 111 clear the RM1 million floor. Parkside answers it partially, running RM772,000 to RM2,317,000. Khaya cannot answer it at all yet.

If scale, facilities and transit access are what you are buying, Khaya is a serious proposition — 795 units, a 50-metre pool, four named LRT stations and a listed national utility as land partner. It is the one I would keep on the list and revisit the week the price list is released. Message me and I will tell you the moment that happens.