Murraya @ Tamansari, Rawang

Open for registration. That is BRDB’s own wording on its own form, and the documentary evidence supports it.

The Tamansari registration form lists the preferred-project options as Jasmin, Murraya and Sari. Next to Murraya it says open for registration, while the others are described as ongoing. Separately, the Murraya page carries no advertising and sales permit block at all — no permit number, no validity period, no building plan approval reference, no approving authority. Its sibling phases all carry one.

Under the Housing Development (Control and Licensing) Act 1966 a licensed developer needs a valid advertising and sales permit before it advertises or offers units for sale. The absence of that block on Murraya’s page is consistent with a phase that has not reached that stage yet.

The practical consequence: you can express interest and get on a list. You should not be paying a booking fee, signing a booking form, or being quoted a firm price for a specific lot. If anyone offers you any of those three today, ask to see the permit number first.

Because an estimate on this page would be indistinguishable from a fact once someone screenshots it.

There is no price band because there is no advertising and sales permit, and the price band is a component of the permit. It is a statutory disclosure, not a marketing choice. When the permit issues, a minimum and a maximum will be printed on it, together with any Bumiputera discount, and that becomes the number this page carries.

What you can reason from, carefully: the adjacent Jasmin phase — same township, same developer, also two-storey terraces — carries a permit band of RM987,850 to RM1,474,300. Murraya is a later phase, so it will very probably not be cheaper. That is a direction of travel, not a number, and I am not going to convert it into one.

If you see a specific Murraya price quoted on a listing site, ask that site where it came from. It did not come from BRDB.

You can register. Whether you can complete is a question nobody can answer yet, and the odds are against it.

Selangor runs a district-zone system for non-citizen purchases. Rawang is in the Gombak district — confirmed by the approving authority on the sibling phases’ permits, Majlis Perbandaran Selayang. Gombak is Zone 1, and Zone 1 sets a RM2,000,000 minimum purchase price for residential property bought by a foreign interest. Zone 3, at RM1,000,000, covers Hulu Selangor and Sabak Bernam and does not apply here.

The test is on the price of the unit you actually buy. Murraya has no published price, so the test cannot be run today. The nearest comparable — Jasmin, next door, same product type — tops out at RM1,474,300, which fails the test by RM525,700. Draw your own conclusion about the likelihood.

There is a second gate that price does not open. Selangor only permits foreign purchase of strata and strata-landed property; landed residential on an individual title is closed to non-citizens regardless of price, and there is a 10% ceiling on non-Bumiputera units in a development. BRDB stated in 2015 that Tamansari homes would be strata-titled, but the current permits say only freehold without specifying — so even the title question is unresolved.

Note also that foreign interest includes Malaysian permanent residents for these purposes. If you do complete a purchase in Malaysia as a non-citizen, budget for the flat 8% stamp duty on transfer that has applied to non-citizens since 1 January 2026 for residential property, and for real property gains tax at 30% within five years and 10% from the sixth year onward, with no zero band on exit.

State rules change without much notice. Have your own Malaysian lawyer confirm the current Selangor circular before you rely on any of this.

Published: the name, the unit count of 179, the product type (two-storey terrace), three layout codes (A, A1/A2, B) with a drawing for each, a site plan, a set of artist’s impressions covering the front facade, the end-lot facade, the entrance, a swing, a jogging path and a shelter, a connectivity table of five KL-side distances, a list of five expressways, and the township-level claims of 245 acres and 65 acres of green.

Not published: the price, the advertising and sales permit number, the building plan approval reference, the approving authority, the developer licence number on this page, the expected completion date, the built-up area, the lot dimensions, the unit mix across the three codes, the phase acreage, the maintenance charge, and the title type.

That is a genuinely unusual balance — a full visual package with none of the statutory numbers. It is what a phase looks like when the marketing is ready and the paperwork is not.

The site’s own disclaimer, on every page, states that all information including specifications, facilities, plans, measurements and illustrations is subject to amendment without notification and is not intended to form and cannot form part of an offer or contract. That applies to the renderings above as much as to anything else.

Different unit counts, different layout codes, different lifecycle stage, different marketing package. They are two products, not one product twice.

Unit count: 179 versus 173. Codes: A, A1/A2 and B versus B, BC2, C and CE1 — no overlap at all, and Jasmin explicitly splits corner from intermediate while Murraya does not label its codes that way. Stage: Murraya has no permit; Jasmin has a permit with a price band of RM987,850 to RM1,474,300 and an expected completion of October 2025, and BRDB now lists Jasmin as completed. Package: Murraya has phase-level amenity renderings — a gateway, a swing, a jogging path, a shelter — which Jasmin’s page does not carry.

If they were the same phase relaunched under a new flower name, you would expect at minimum the layout codes to survive. They did not.

The choice between them is really a choice between certainty and sequence. Jasmin gives you a house you can walk through and a number you can act on, minus whatever the good stock already sold. Murraya gives you first pick of a fresh 179, minus the ability to plan anything.

Nothing, if it is done properly. That is exactly why it is worth doing early and why you should refuse anything more.

A registration of interest is a data capture: your name, contact, preferred layout and rough budget, so the developer can sequence its invitation list when the permit issues. It creates no contract, no priority you can enforce, and no obligation to buy. BRDB’s own form asks only for name, email, phone, a preferred call time, a preferred project and an optional message.

What would commit you is a booking form and a booking fee. At this stage, before an advertising and sales permit exists for the phase, you should not be signing or paying either. If that changes and a permit issues, the sequence becomes: permit published, price list released, booking form, then a statutory sale and purchase agreement within a set period.

One genuine benefit of registering early on a small phase: 179 units means the invitation list gets worked through quickly, and the position of the lot inside a terrace row matters enormously — end lots, lots facing green, lots away from the substation. Being on the list early is how you get a shot at those. It is not how you get a discount.

Three names, one relationship, and it is worth getting straight before you sign anything.

Pinggir Mentari Sdn Bhd (939134-H) is the licensed housing developer named on the Tamansari permits. That is your counterparty on a sale and purchase agreement. BRDB Developments Sdn Bhd (5521-A) is the parent and the brand on the signage. The registered address for both is Level 11, Menara BRDB, 285 Jalan Maarof, Bukit Bandaraya, Kuala Lumpur.

Murraya’s page does not print the developer name at all — only the sibling phases do. When the Murraya permit issues, check that Pinggir Mentari is still the named developer and that the licence number matches. Developers sometimes use a different single-purpose vehicle per phase, and you want to know which balance sheet is behind your deposit.

The parent is private. BRDB was delisted from Bursa Malaysia on 29 October 2012 after a general offer by Ambang Sehati Sdn Bhd took its holding past 97%. That means no quarterly results and no public audited accounts to read before you commit. On a completed house that matters less; on an unbuilt phase where your money sits in a housing development account for three years, it matters more.

None of this is a red flag. It is a smaller information set than a listed developer gives you, and the correct response is to ask for more in writing rather than to assume the worst or the best.

Worry about the right number. Most of the published overhang is not this product.

NAPIC’s first quarter 2026 Selangor figures show a residential overhang of 3,745 units, of which the largest identifiable block is 2,407 completed and unsold serviced apartments. New launches in the quarter were 1,904 units, and the secondary market averaged RM559,935 per transaction.

Serviced apartments are strata high-rise, mostly in mature urban corridors, and they are a different market from 179 landed terraces on freehold township land in Gombak. The overhang number is not a reason to avoid Murraya.

What is worth thinking about: 1,904 new launches in a single quarter against an existing 3,745-unit overhang means Selangor is still adding supply faster than it is clearing it. In a market like that, the things that protect resale value are scarcity of the exact product, a title you can finance easily, and a neighbourhood that finishes. Murraya scores on the first, is unresolved on the second, and the third depends on BRDB rolling out the remaining phases of a 15-phase township over the next decade.

Quote the current quarter, not this one, by the time you read this. NAPIC data ages fast.

Seven questions. Write them down and ask them in this order, because each one changes what the next one means.

One: has the advertising and sales permit been issued for Murraya, and what is the number? Cross-check it yourself on teduh.kpkt.gov.my. If the answer is no, everything else is provisional.

Two: is the title strata or individual? BRDB said strata for the township in 2015; the current permits say only freehold. This decides your management structure for life and, for non-citizens, whether purchase is possible at all.

Three: what is the built-up and the lot size for each of A, A1/A2 and B? Get it on the dimensioned drawing, not verbally.

Four: how many of the 179 units are each code, and where are the end lots? Ask to see the numbered site plan.

Five: what is the expected completion date that will go on the permit? Not the sales team’s guess — the date they intend to commit to in writing.

Six: what is the monthly maintenance and security charge, and who collects it? Nothing is published.

Seven: is there a clubhouse, is it built, and is it free? BRDB promised a free residents’ clubhouse at the 2015 township launch. Ten years on, no BRDB page confirms one exists.

Send me your answers and I will tell you which ones are normal and which ones are worth pushing back on.