Myra Saujana @ Dengkil — Mukim Dengkil, Daerah Sepang, Selangor

Eleven things about this project that do not add up — and the source for each

Each card states what the government record says, what the marketing says, and who published which. Nothing here is inference unless the card says so.

The filed schedule, the marketed schedule and the press schedule — shown side by side

Read this before you read any size or type letter about Myra Saujana anywhere. Three separate lettering systems are in circulation and the same letter means two different houses in two filings by the same developer. So this section prints the filed schedule type by type, names the microsite’s letter alongside, and sets out where the press differs — rather than picking one and hiding the rest.

FILED — Phase 4, Jenis C, 3,429 sq ft semi-D — the microsite’s “Type E”

Source: the filed HIMS brochure for 19355-4, 29 August 2025 filing · 28 units

Rumah Berkembar Dua Tingkat3,429 sq ft filedLot 40′ × 80′Register files 6 bedroomsRegister files 5 bathroomsMicrosite: “5 + 1 Senior Suite”Car porch up to 3 — marketedRM2,209,920 – RM3,377,160 filed

The phase being sold now. Built-up and lot size agree exactly between the filing and the microsite. Bedrooms are the interesting part: the brochure prints none, the register files 6, and the microsite says “5 + 1 Senior Suite” — which is consistent if the Senior Suite is the sixth room. Bathrooms: register 5, microsite 5 — they agree. The trap is the letter. The filing calls this Jenis C; the microsite calls it Type E; and Jenis C in the Phase 3 filing is a 2,130 sq ft terrace, a completely different house. The “4+1” and “5 + 1 Senior Suite” counts are marketing room counts, not filed ones — the register files plain integers. No dual-key claim is made by any source on this project, and none would be supported.

Ask for the Phase 4 floor plan and unit schedule

No floor plan is republished here. The developer hosts floor-plan artwork for Types F and G on its own site, but none of it was individually verified for this page and no source publishes a readable, attributable plan, so nothing is reproduced rather than captioned on a guess.

FILED — Phase 5, Jenis F, 2,497 sq ft — the one type where everything agrees

Source: the filed HIMS brochure for 19355-5 · 16 units

Rumah Semi-D Dua Tingkat2,497 sq ft filedLot 40′ × 65′5 Bilik Tidur — filed4 Bilik Air — filedCar porch up to 2 — marketedRM1,468,320 – RM1,759,080 filed

This is the only type on the whole project where the statutory filing and the marketing match on every single field — built-up, lot, bedrooms, bathrooms. Worth saying out loud, because the rest of this section is disagreement. The filing is also unusually complete here: Phase 5’s brochure is the only one that prints bedroom and bathroom counts per type. Note what is still missing even so: Tempat Letak Kereta is not printed, nor is the Jadual, nor any Bumiputera discount field — the “up to 2 cars” is the microsite’s, not the filing’s.

Ask for the Phase 5 Type F plan

No plan republished, for the same reason as Type F: nothing attributable and readable is published by any source.

FILED — Phase 5, Jenis G, 3,261 sq ft — and the microsite prints 3,621

Source: the filed HIMS brochure for 19355-5 · 4 units · a 360 sq ft disagreement

Rumah Semi-D Dua Tingkat3,261 sq ft FILEDMicrosite prints 3,621 sq ftLot 40′ × 75′4 Bilik Tidur — filed4 Bilik Air — filedRM1,917,480 – RM2,298,600 filed

The statutory filing says 3,261 sq ft; the developer’s own microsite says 3,621 sq ft. The two figures are a digit transposition of each other and they are 360 sq ft apart — which on a house of this size is a material difference, and on a per-square-foot calculation it is a big one. Lot size, bedrooms and bathrooms all agree. This page publishes the filed 3,261 sq ft and records that the microsite prints 3,621, because the filing is the document that governs the SPA. Only four of these exist. Ask for the measured built-up on the actual unit before you sign.

Ask which built-up is correct for Type G

No floor plan is published for any Phase 3 type by any source, and the phase is complete, so nothing is republished here. Bedrooms and bathrooms are NOT PRINTED in the filing; the register files 0 / 0 on two of its three component rows, and only the press supplies “4+1 / 4” and “4+1 / 5”.

FILED — Phase 3’s three types, and where the press letters go wrong

Source: the filed HIMS brochure for 19355-3 · 66 units, completed, CCC 11 Aug 2023

Jenis C terrace 2,130 sq ft · 22′×70′ · 46 unitsJenis A semi-D 2,338 sq ft · 40′×65′ · 12 unitsJenis B semi-D 2,691 sq ft · 40′×75′ · 8 unitsBedrooms NOT PRINTEDBathrooms NOT PRINTEDRegister files 0/0 on two rows

Here is the whole type-letter problem in one card. The press — the NST and The Edge — call Phase 3’s semi-Ds “Type C” (2,338 sq ft) and “Type D” (2,691 sq ft). The filing calls those same two houses Jenis A and Jenis B — built-ups and lot sizes matching the filing exactly, only the letters differing. Meanwhile the filing’s own Jenis C is the 2,130 sq ft TERRACE the press calls a “superlink”. Filed statutory prices, as printed: Jenis C RM1,036,500 – RM1,648,300, Jenis A RM1,520,000 – RM1,923,200, Jenis B RM1,636,600 – RM1,820,300. This is also where the registry splice bites — the public register runs the terrace row from RM674,700, RM361,800 below the brochure. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask which Phase 3 letter is which

Neither phase has a reachable statutory brochure. The register returns brochureUrl: null for 19355-1 and 19355-2, and both HIMS path forms return 404. So their filed prices, built-ups, lot sizes, plan references and completion targets are unrecoverable — and that is stated rather than papered over with the press figures.

PHASES 1 AND 2 — no filed brochure exists to reach, and the press prints a frontage no filing supports

Source: register component rows only · brochureUrl: null on both, 404 on both HIMS path forms

Phase 1: 63 Rumah TeresPhase 2: 56 teres + 12 + 8 berkembarBuilt-ups NOT RECOVERABLELot sizes NOT RECOVERABLEPress: 45′ frontage — unsupportedRegistry band only

What exists for these two phases is the government registry band only: Phase 1 RM629,000 – RM988,000; Phase 2, per component row, RM1,123,087 – RM1,717,502 (terrace), RM1,589,722 – RM1,919,559 (12 semi-D) and RM1,778,188 – RM1,921,045 (8 semi-D). Labelled as registry bands, not as filed brochure figures. This is marketing information. It is not a price list, not a quotation and not an offer. On the press schedule: The Edge’s November 2024 Phase 2 report prints 2,370 sq ft corner / 2,338 sq ft intermediate superlinks on 22′×70′, a “Semidee Type A” 2,545 sq ft on 40′×75′ and a “Semidee Type B” 2,700 sq ft on 45′×75′ — and a 45-foot frontage appears nowhere in any filed document on this licence. Phase 2’s brochure is unreachable, so this cannot be settled: treat those built-ups and lots as press-reported, not filed. One press claim can be settled, and it is wrong: The Edge says Phase 3 was the first Myra Saujana phase to offer semi-detached homes, but the register files 20 Rumah Berkembar units in Phase 2 with CCC on 10 February 2022 — before Phase 3 — and The Edge’s own later article describes Phase 2 semidees. Refused.

Ask for the Phase 1 and Phase 2 filed particulars

The register files a per-unit keluasan in square metres, and it is not the same number as the brochure’s built-up in square feet. There is no drawing to show, only a caution about reading the field.

WHAT THE REGISTER HOLDS — and why its area field is not the brochure built-up

Source: the KPKT TEDUH component rows for 19355-1 to 19355-5

keluasan in m², not sq ftP1: 227P2: 396 · 435 · 314P3: 143–323 · 242–294 · 279P4: 319P5: 232–303Bilik 0/0 on several rows

On Phase 4 the register’s 319 m² is about 3,434 sq ft against a brochure built-up of 3,429 sq ft — so there the register’s keluasan plainly is the built-up, in metric, rounded differently. But on Phase 3 the terrace row reads 143–323 m² against a single brochure built-up of 2,130 sq ft (about 198 m²) — the register’s range brackets the brochure figure rather than matching it. So treat the register’s keluasan as indicative only, and read the brochure’s square feet as the filed built-up. Two further cautions on this field set: the register files bilik and bilik air as 0 / 0 on Phase 1 and on four of the seven component rows across phases 2 and 3 — not recorded, not “none”. And the component field peratus is the construction-progress percentage, not a Bumiputera quota and not any kind of price concession — it is easy to misread and it is read correctly here.

Ask for the measured built-up on a specific unit

Every size, lot dimension, unit count and price figure above is the filed statutory one unless the card says otherwise, read from the HIMS advertisement brochures for 19355-3, 19355-4 and 19355-5 and from the KPKT TEDUH component rows. The microsite’s figures and the press figures are labelled as such wherever they differ, and no figure has been converted, averaged or reconciled — where two documents disagree, both appear. This is marketing information. It is not a price list, not a quotation and not an offer.

The developer’s own images — every subject inferred, and here is why none can be confirmed

Every subject above is graded inferred, and the grading is not a formality. www.myrasaujana.my is not a WordPress site — /wp-json/wp/v2/pages and /wp-json/wp/v2/media both return 404, there is no generator meta tag, no /wp-content/ path, and images are served from a hand-built images/<section>/ tree. So no CMS title, caption or alt text exists for any image on this project, and nothing here can be graded “confirmed”. The gallery markup carries no alt text and no visible captions at all. What does support the inference is that the filenames are unusually descriptive and internally consistent — a c- prefix plus a dd-m-yy artwork date — but it is still an inference and it is labelled as one. A 404 negative control was run first on a deliberately non-existent file in the same folder: the server returned a clean client error rather than an HTML shell, which is what makes a reachability result on this host trustworthy. Two borrowing traps were avoided deliberately. First, the brand site myra.com.my serves every Myra project from one shared asset tree and gives every project logo the alt text “Myra Cove logo” — so no image was picked by alt text or by folder, only by exact filename on this project’s own host. Second, and more important here, nothing was taken from Myra Embun, the 25-storey apartment scheme on the same licence about 790 m away: no high-rise image appears on this page, because this is a two-storey landed scheme. Also deliberately absent: the developer’s 30 MB English brochure PDF exceeded the fetch size limit and could not be read, and its pamphlet PDF is image-only with no text layer — so nothing is quoted from either.

Mukim Dengkil, Daerah Sepang — what the filings prove, and the distances nobody publishes

The pin below is the registered coordinate from the KPKT project record for Phase 4, not a guess. Location on this project needs settling carefully, because four consumer sources put it in a locality no filing names and one of them puts it in the wrong district altogether.

Statutory register — MYRA SAUJANA, all five filed phases side by side

Malaysian law requires a licensed housing developer to file statutory advertisement particulars, and that filing is public. Myra Saujana has five registered phases under one developer’s licence, and they are the spine of this page rather than a footnote. Each column sets out the filed particulars for one phase, with the KPKT public register’s own field alongside wherever the two disagree — and on this project they disagree in places that matter: a permit that has lapsed in both of its generations, a licence serial that no published document has caught up with, a registry price band that is spliced, and two phases certified after their statutory delivery dates with no extension at all. Phases 1 and 2 have no reachable brochure, so their columns are honestly thinner — that absence is printed rather than filled with press figures. The three high-rise schemes on this same licence serial — Myra Embun at 19355-6 and -7, Pangsapuri Saujana Idaman at -8 — are not in this table, because they are not this project.

Read the five columns together. The licence, the approving authority, the tenure, the storey count and the sale contract are identical across all five phases — Jadual G, two storeys, freehold, MPSepang, Mukim Dengkil — so the differences are what matter, and four of them are material. First, the permit. Phase 4 is being sold on an APDL that has lapsed in both generations: the brochure files it as xxxxxxxxxxxxx, the certificate on the developer’s own website expired 25/09/2025, and the register’s live one expired 25 September 2026. Phase 5’s is inside its window but carries the (N) inactive suffix. Second, the licence. Every published document prints 19355/04-2026/0768, expired 09/04/2026, while the live serial is 19355/04-2031/0082(R) — a different number, not a suffix flip. A licence and a permit are different instruments, and here one is current and the other is not. Third, delivery. Phases 1 and 3 were certified after their statutory vacant possession dates with pindaanTempohSerahKosong: Tidak — no approved extension at all. Only Phase 2 has one (+6 months) and it landed inside the revised date. Phases 4 and 5 are far inside their 2027 deadlines but about nine months past the Januari 2026 their own brochures print. Fourth, price. Phases 4 and 5 match the register exactly; Phase 3’s registry band is spliced, with a terrace minimum RM361,800 below the brochure’s on the same 46 units. Three absences run across every column and are not cosmetic: no land area on any phase (so no density figure anywhere on this page), no Tempat Letak Kereta on any phase, and no landowner named despite the certificate requiring that landowner to be a party to every SPA.

Price labelling, so there is no ambiguity about what is published above. Every RM figure in the Harga rows is a filed statutory Unit Selling Price minimum or maximum exactly as the filed HIMS advertisement brochure prints it for that type on that phase. Every RM figure in the Harga band in the register rows is the KPKT public register’s own harga band for that component row, which is a different public record and is labelled as such. Where the two disagree, both appear and the page says so. These are filed bands per type, never a per-unit price. This is marketing information. It is not a price list, not a quotation and not an offer. The price that governs what you pay is the price list and the SPA at the sales gallery, for the specific unit, on the day.

Can a foreigner buy here? The binding question is the title form, not the price

Selangor applies its foreign-buyer minimum purchase price by zone: in Zone 1 and Zone 2 the threshold is RM2,000,000, and it applies to strata properties and gated landed strata only; in Zone 3 — Hulu Selangor and Sabak Bernam — it is RM1,000,000. (Kuala Lumpur and the Federal Territory sit at RM1,000,000 with Economic Planning Unit consent, for comparison.) Myra Saujana is in Daerah Sepang, which is neither Hulu Selangor nor Sabak Bernam, so RM2,000,000 is the relevant figure. On price, the filed bands put Phase 4’s entire range (RM2,209,920 – RM3,377,160) above the threshold, Phase 5’s Jenis G straddling it (RM1,917,480 – RM2,298,600), and every other filed type on every other phase below it. But on form, the policy opens strata property and gated landed strata — and all five Myra Saujana phases are filed Schedule G, landed housing with individual titles, which the developer’s own general manager is quoted selling as a feature: estate-like facilities “without strata restrictions, because the titles are individual”. So the one category the policy opens is the one category this project is not in. The honest conclusion for an overseas reader, and a good part of my readership buys from overseas: do not assume eligibility here on the strength of a price figure. The zone schedule and the strata requirement are both published as policy rather than as a statute or gazette reference, so have the current threshold, the zone and the title form confirmed in writing by your own solicitor and by Lembaga Perumahan dan Hartanah Selangor before you sign or pay anything. The comparison and the reasoning are mine; every price figure in them is the filed one.

Construction progress — what percentage is built, and whose figure is it?

The register’s component rows carry a peratus field, which follows the latest Form 7(f) progress return filed in HIMS. On this read: 97.50% on Phase 4 (19355-4) and 80.00% on Phase 5 (19355-5), both with status Lancar — on track — and no CCC and no vacant possession recorded on either. Phases 1, 2 and 3 read 100% with Siap Dengan CCC. Those percentages are the one hard construction datum on this project, and they are the government’s, not the developer’s — the developer’s own site-progress page at projects.myra.com.my/siteprogress/myrasaujana stops at 2024 Q4 (“finishing works continuing”) and publishes no percentage, no milestone date and no vacant possession date; it has not been updated in nearly two years. One honest limit: the register’s percentages carry no date, so they are as at the latest return rather than as at today. And one field to read correctly: peratus is a construction-progress percentage, not a Bumiputera quota and not a price concession — it is easy to misread, and no Bumiputera discount field appears in any brochure reached here, so there is nothing withheld on that head; the field simply is not printed.

What this page does not publish, and why

Louis’s standing policy, applied to every project page on this site: no discount, no rebate, no nett price, no promotion, no freebie, no incentive, no commission, no Bumiputera discount figure, no leaseback or guaranteed-rental rate, and no yield or ROI projection is published here, ever. On this project that means four specific withholdings. First, six press “priced from” figures — three for Phase 2 and three for Phase 3 — all of which sit BELOW the corresponding filed statutory minima. The figures are not reproduced; what is recorded is the fact of the discrepancy and the independence check, which is the part that tells you something: the Phase 3 trio appears in both The Edge Malaysia and the New Straits Times with identical wording and identical figures down to the last ringgit, which is the signature of ONE developer press release, not two independent sources. Second, a portal per-square-foot resale band, which multiplied against the published built-ups lands below every filed minimum — an agent-listing statistic, not a developer floor. Withheld, and the arithmetic with it. Third, the Maybank HouzKey package terms. Phase 3 was marketed under HouzKey, Maybank’s rent-to-own structure in which the bank buys the unit and leases it to the occupier with an option to purchase; the structure is described, the terms are not — and note that both press reports date from 2021 and no current developer surface mentions HouzKey, so it must not be presented as available today. Fourth, a sales-campaign terms-and-conditions PDF linked from the developer’s own microsite footer, which was deliberately not opened. Separately, a foreign aggregator page carries a cash “discount certificate” device; nothing from that page is used here at all, and its other content is worthless — it calls this landed freehold scheme a “2-floor apartment building, monolith construction”, names a developer that exists in no register, quotes US dollars per square metre, dates completion to December 2021 and renders its nearby-places section as the literal placeholder %name%. Everything a buyer would ask that no source answers is listed in full in the features section above, and the short version is: the project’s land area on any phase, the lots on four of five phases, Phase 2’s approving authority and plan reference, phases 1 and 2’s brochures and filed vacant possession dates, the landowner’s identity, who maintains the gate and the park after handover and at what charge, the EV and solar point specifications, which units get a parcel box, the car-park allocation, bedrooms and bathrooms on Phase 3, the current progress and a current vacant possession estimate, whether Phase 4’s permit has been renewed since 25 September 2026, the main contractor and the contract sum, and every distance in metres or minutes. Ask me and I will put any of them to OIB Properties (PRV) Sdn Bhd in writing.

Questions buyers actually ask about Myra Saujana @ Dengkil

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Published 8 October 2026 · Last verified 8 October 2026 · Built from the KPKT TEDUH project records for 19355-1 to 19355-8, the filed KPKT HIMS advertisement brochures for phases 3, 4 and 5, the developer’s own MS4_APDL.pdf advertising and sales permit certificate, all four GreenRE rating tiers, the Selangor affordable-housing register, www.myrasaujana.my, myra.com.my, oibgroup.com, and named The Edge Malaysia, New Straits Times, EdgeProp, PropertyGuru and iProperty sources, all read on 8 October 2026. This is marketing information. It is not a price list, not a quotation and not an offer.