Majestic Flora @ Semenyih

Why Majestic Flora is worth a look — and the six things to settle first

Freehold landed with four bedrooms, in a price band where most of the Klang Valley offers a high-rise unit. That is the case for it. The questions are about who you are contracting with, what the title will be, and how far away everything is.

Both layouts

Two types across 140 units. Unusually, the lot dimensions, built-ups, bedroom counts, bathroom counts, unit counts and statutory prices below all come from the government filing itself. Square-metre and land-area figures are our own derivations and are labelled as such, because the filing publishes neither.

Type A — 20′ × 73′, and 128 of the 140 units

Lot 20′ × 73′ · built-up from 1,891 sq ft (about 175.7 sq m) · 4 bedrooms, 3 bathrooms · 128 units

Statutory price RM738,000 – RM1,293,000Built-up is a minimum: “dari 1,891 kps”75% price spread within one type

The main product — 128 of the 140 homes. The lot works out to about 1,460 sq ft (roughly 135.6 sq m) of land, derived by us from the filed dimensions, because the filing contains no land-area field. Two things to press on. The built-up is filed as a minimum — dari 1,891 sq ft — and no maximum is published, so ask for the actual built-up of the specific unit. And the filed price runs from RM738,000 to RM1,293,000, a 75 per cent spread within one type at the same stated minimum built-up, which no source explains. Corner and end lots, larger land, orientation and larger built-ups are all plausible; ask which applies to the unit you are offered.

Type B — 20′ × 80′, and only 12 of them

Lot 20′ × 80′ · built-up from 1,919 sq ft (about 178.3 sq m) · 4 bedrooms, 3 bathrooms · 12 units

Statutory price RM812,000 – RM1,450,000Only 12 units in the whole scheme79% price spread within one type

Seven feet deeper on the lot and 28 sq ft larger on the stated minimum built-up, and there are only 12 of them across the entire 140-unit scheme — so this is rare stock rather than a product line. Land works out to about 1,600 sq ft (roughly 148.6 sq m), again derived by us from the filed dimensions. The filed price runs RM812,000 to RM1,450,000, a 79 per cent spread. On the filed minimum built-ups the statutory bands work out to roughly RM390–684 per sq ft for Type A and RM423–756 for Type B — our arithmetic, not a published figure, and inflated at the top end precisely because the maximum built-up is unknown.

What the filing does not say about either type

The gaps, stated rather than filled

No maximum built-upNo land-area fieldNo car park bay count

Three omissions are worth collecting in one place. No maximum built-up for either type, anywhere. No land-area field in the filing — only lot dimensions, which is consistent with a strata-landed scheme where units may not carry individual land titles, and which is why this page derives land sizes rather than quoting them. And no car park bay count: the filed floor plans label an anjung kereta, a car porch, but put no number to it. Separately, The Edge reports that “all bedrooms include en-suite bathrooms” — that cannot be true alongside the filing’s 4 bedrooms and 3 bathrooms, so treat the en-suite claim as unreliable and count the bathrooms on the stamped plan.

Lot dimensions, built-up minimums, bedroom counts, bathroom counts, unit counts and statutory selling prices are all taken from the advertisement particulars filed under licence serial 12069 phase 7. Square-metre conversions and the land-area figures derived from lot dimensions are ours — no source publishes square metres, and the filing has no land-area field. The price-per-square-foot figures are our arithmetic on the filed minimum built-ups and are therefore upper-bounded only loosely, since no maximum built-up exists. The Edge prints both built-ups as flat figures rather than minimums. The “all bedrooms en-suite” claim is press-only and conflicts with the filing. Car park provision is not published as a number by any source.

Majestic Flora in pictures

All images are the developer’s own, from the project microsite majesticflora.com.my, and all were individually verified reachable. An honesty note on the captions: the microsite is not a WordPress site and serves its images from flat paths with no media-library metadata, titles or alt text, so apart from the site plan and the two floor plans — whose subjects are confirmed from the page’s own printed captions — the gallery subjects are inferred from filenames and page position and have not been visually confirmed. All renders are artist impressions and are not a representation of the finished homes. The developer also publishes hero video assets on the microsite.

Location, and honest distances

Every distance below is the developer’s own published figure from the location section of its microsite, which prints them in kilometres. Two whole categories are missing from that table and this page says so rather than filling them in: there is no rail entry at all, and no highway distance.

Statutory particulars, as filed

The advertisement particulars filed under licence serial 12069, phase 7, are reproduced below and cross-read against the statutory block in the footer of the developer’s own microsite. They agree on the licence, the authority, the tenure, the restriction, the chargee, the unit counts, the prices and the completion date. They disagree on the building plan reference, and the APDL is masked in the government copy.

Building type Rumah Teres 2 Tingkat, Types A and B. Tenure Hak Milik Kekal — freehold. Restriction in interest: Tiada. Encumbrance: Hong Leong Bank Berhad. Total units 140 — Type A 128, Type B 12. Expected completion January 2029. Statutory Unit Selling Price: Type A RM738,000–RM1,293,000, Type B RM812,000–RM1,450,000. Built-up from 1,891 sq ft (A) and from 1,919 sq ft (B). A search for phase 8 under this licence serial returns nothing, so phase 7 is the only Residensi Flora registration.

Sources: the advertisement particulars filed under licence serial 12069 phase 7 on the Ministry of Housing and Local Government’s HIMS portal, and the statutory block in the footer of majesticflora.com.my, both read 30 September 2026.

The licence holder is not the company the press names as developer

This deserves to come first. Both the government filing and the footer of the developer’s own microsite give the licence holder as Kontan Emas (M) Sdn Bhd, 200901036984 (880113-D). But The Edge, StarProperty and the group’s own corporate site all name Majestic Gen Sdn Bhd, 201301026450 (1056280-K) as the developer. Those are two distinct companies with distinct registration numbers, and no published source explains how they relate — whether one is a subsidiary of the other, a related party, or a project vehicle. This is not unusual in Malaysian development, and nothing about it is adverse on its face. But the sale and purchase agreement will be with Kontan Emas, which makes Kontan Emas the counterparty whose licence, track record and financial standing matter to you — not Majestic Gen’s. There is supporting context for Kontan Emas being the long-standing developer in this township: the adjacent phase under the same licence serial, 12069-6, is D’Cendana 2, also Kontan Emas (M) Sdn Bhd, 145 two-storey terrace units in Bandar Tasik Kesuma. Ask the developer to state the relationship in writing and have your lawyer verify the correct entity.

Conflict — two different building plan references

The KPKT filing gives “Bil.(30)dlm.MPKj2/P/1/2025”. The developer’s own microsite footer gives “Bil.(17)dlm.MPKj.JKB3.600-3/4/115”. Same licence, same APDL, same approving authority — and two different plan references. One of the two is wrong, or they refer to different approvals that nobody labels. It is a narrow point and unlikely to affect a buyer directly, but it is the kind of discrepancy worth querying, because it tells you something about how carefully the statutory block has been maintained.

Gap — the APDL is masked in the government copy

In the KPKT-hosted PDF the advertising and sale permit number is rendered as XXXXX-X/XXXXX with its validity as XXXX – XXXX. The full string — 12069-7/06-2029/0444(A)-(S), valid 18 June 2026 to 17 June 2029 — appears only in the footer of the developer’s own website. So the number is almost certainly current, but it rests on the developer’s own publication rather than on a government document you can independently check. Ask for it in writing and have your conveyancing lawyer verify it.

The tenure is clean, and that is the best news in the document

Hak Milik Kekal — freehold, so no lease term and no expiry year. And Sekatan Kepentingan: “Tiada” — no restriction in interest registered, so no state consent sits on the title before a transfer, a lease or a charge. Both are confirmed in the filing and in the developer’s own statutory block, which is the strongest form of agreement available here. The land is charged to Hong Leong Bank Berhad, which is ordinary development financing: the developer must obtain a partial discharge for each unit before transfer, and it does not affect a buyer who completes properly.

The price spread, and what the statutory band is not

Type A: RM738,000 to RM1,293,000 across 128 units. Type B: RM812,000 to RM1,450,000 across 12 units. Both documents agree on these figures. What neither explains is the spread: 75 per cent within Type A and 79 per cent within Type B, at the same stated minimum built-up. Corner and end lots, larger end-lot land, premium orientation, or larger built-ups at the top of the “from” range are all plausible, and no source states which. Read the band for what it is — a statutory disclosure of the range across the scheme, not a price list, not a quotation, not an offer — and do not let RM738,000 stand in for “the price” when the filed ceiling is nearly double it.

Terrace or strata, and nobody says which title issues

The filing describes the product as Rumah Teres 2 Tingkat and contains no land-area field, giving only lot dimensions — a shape consistent with a strata-landed scheme. The Edge describes it as a “freehold strata landed residential development” and as the company’s first landed strata development; StarProperty calls the homes “two-storey strata link homes”. The press and the filing’s structure point the same way, but no source states whether individual or strata titles will issue. Settle this in writing before booking: strata landed means a management corporation, a monthly maintenance charge and a share of common property for as long as you own the home, and it changes both your running costs and your resale market.

Not published, and therefore not on this page

The maximum built-up for either type; any land-area figure; the car park bay count; the number of storeys as a discrete statutory field (two is implied by the building type); the land owner, title number and lot number; the title category, individual or strata; whether the community is gated as well as guarded; a maintenance charge from the developer (The Edge reports RM0.14 per sq ft including sinking fund — press only, not in the statutory block and not on the developer’s site); any rail distance; and any highway distance. No award can be asserted either: the microsite shows an awards graphic but names no award anywhere in text. This page also carries no discount, rebate, nett price, promotional package, incentive or commission figure, whether or not such things exist — those belong in a private conversation with a licensed agent, never on a public web page.

Majestic Flora: the questions buyers actually ask

Other Selangor projects documented the same way

Published 2 October 2026 · Statutory particulars read on 30 September 2026 from the filing under licence serial 12069 phase 7 on the Ministry of Housing and Local Government’s HIMS portal and from the statutory block in the footer of majesticflora.com.my. The two give different building plan references, and the APDL is masked in the government copy. The facilities list is press-sourced because the developer’s own facilities section carries no readable text labels. Images are the developer’s own; apart from the site plan and the two floor plans, their subjects are inferred rather than confirmed.