Oaka Residences @ Bukit Jalil
Freehold, residential title, two towers of 175 units each, four layouts from 882 to 1,423 sq ft, target completion Q1 2028. After a run of developments where the developer published almost nothing, this is the first in the group with a proper specification — and it is the only one outside Johor.
Oaka Residences at a glance
Specification below is from the appointed sales partner’s project website, oakaresidences.com.my, read on 26 August 2026. The unit count is corroborated by financial media reports of the launch. No price and no advertising permit number are published, and I have not substituted either.
- Foreign buyers
- Possibly — the average unit sits near the RM1m markMy arithmetic on published GDV and unit count, not a price list. See below.
- Development
- Oaka ResidencesCondominium · Berjaya Hartanah Bhd, a Berjaya Land subsidiary
- Title
- Residential titleStated on the project site. Unusual in this group and a real advantage — see below.
- Tenure
- Freehold
- Area
- Bukit Jalil, Kuala Lumpur
- Total units
- 350Block A 175 · Block B 175. Matches the launch reports.
- Storeys
- 6 – 30 per block
- Layout range
- 882 – 1,423 sq ftFour types: A, B1/B2, B3, C
- Parking
- 2 – 3 bays per unitGenerous for a KL condominium at this size
- Target completion
- Q1 2028Stated as a target on the project site
- Certification
- GreenRE Gold, EV-ready, pet-friendlyProject site’s own claims
- Price
- Not published
- Advertising permit (APDL)
- 5660-14/02-2027/0165(A)-(S)Not published on the project site. The government publishes it. Registered as Residensi Oak, project code 5660-14. Valid 20 February 2024 to 19 February 2027 — note that expiry. KPKT register, read 3 September 2026.
- Developer licence
- 5660/01-2028/0354(A)Berjaya Hartanah Berhad, developer code 5660, status Aktif. Valid 21 January 2023 to 20 January 2028.
- Statutory delivery clock
- Schedule H · 36 monthsThe register puts the first sale and purchase agreement at 22 November 2024. See the section below on why that is earlier than the marketed target.
- Maintenance charge
- Not published
The register calls it Residensi Oak. Three fields match, so I am willing to state it.
The project site publishes no permit. The National Housing Department does — under a different name. I only assert a match when independent fields agree, and here three do.
| Field | This project | Register entry 5660-14 |
|---|---|---|
| Licensed company | Berjaya Hartanah Bhd | Berjaya Hartanah Berhad, code 5660 |
| Location | Bukit Jalil, Kuala Lumpur | Kuala Lumpur · plotted 3.0532, 101.6784 |
| Total units | 350 (Block A 175, Block B 175) | 350 |
| Name | Oaka Residences | Residensi Oak |
Swipe sideways to see the full table →
Read from teduh.kpkt.gov.my on 3 September 2026. Developer licence 5660/01-2028/0354(A), valid 21 Jan 2023 – 20 Jan 2028, status Aktif, 14 registered projects. Advertising permit 5660-14/02-2027/0165(A)-(S), valid 20 Feb 2024 – 19 Feb 2027. Statutory contract Schedule H, 36-month delivery period, first agreement recorded 22 November 2024. Register bedroom count 2 and 3.
Two things the record adds
The statutory clock is tighter than the marketing target. The project site gives Q1 2028. Schedule H runs 36 months from the date your agreement is signed, and the first agreement on this scheme was signed in November 2024 — which puts the earliest buyers’ contractual delivery date around November 2027, a quarter or two before the advertised target. That is unusual and, for those buyers, favourable. It also means the delivery date is a moving one: sign in 2026 and your own 36 months runs from 2026, not from the launch. Ask what date is written in your agreement, not what quarter is on the brochure.
The permit expires on 19 February 2027. Advertising permits are renewed as a matter of routine, so this is a diary note rather than a warning — but if you are buying after that date, ask to see the renewed permit before you pay anything. A developer selling on a lapsed permit is a real, if uncommon, problem, and it is a thirty-second check with the project code above.
The four floor plans, on the developer’s own site
The drawings themselves are Berjaya’s copyright, so they are not reproduced here. What I can do is send you straight to them, and tell you what to read off them.
Open the Type A, B1, B3 and C floor plans on berjayaproperties.com
The same page carries the facilities plans for the ground floor, Level 5 and the rooftop garden, and site progress photographs dated August 2026. The facilities plans are the ones to study: on a 350-unit scheme the question is which stack looks onto the Level 5 deck and which looks at the opposite block.
The statutory disclosure on that page, transcribed
Every Malaysian project site must carry this block. It is worth reading rather than scrolling past, and four of these lines are not published anywhere else on this page.
| Developer | Berjaya Hartanah Berhad (223292-U) |
|---|---|
| Developer licence | 5660/01-2028/0354(A) · 21/01/2023 – 20/01/2028 |
| Advertising and sale permit | 5660-14/02-2027/0165(A)-(S) · 20/02/2024 – 19/02/2027 |
| Price on the permit | RM854,000 – RM1,535,000 |
| Land encumbrance | CIMB Bank Berhad — the land is charged to a bank, which is normal, and which is why your redemption and release mechanism matters |
| Building plan approval | DBKL.JKB.BP S3 OSC 2022 2368 (17) · approving authority Dewan Bandaraya Kuala Lumpur |
| Expected completion | February 2028 |
| Unit split | 350 units — Block A 175, Block B 175 |
| Bumiputera discount | 5% |
Swipe sideways to see the full table →
Transcribed from the statutory advertisement block on berjayaproperties.com on 16 September 2026. Berjaya’s own page tells you to verify it at teduh.kpkt.gov.my — the register section further up this page is that check, already done.
Pictures of the neighbourhood, not of the building
Oaka is targeted at Q1 2028, so there is no building to photograph and no site imagery I can attribute. Here is Bukit Jalil instead — and on a Bukit Jalil purchase the neighbourhood is most of the case: the stadium, the mall and the LRT stop are what the price is built on.
None of these photographs shows Oaka Residences. They are of Bukit Jalil, reproduced from Wikimedia Commons under the licences credited on each one. Ask how far Oaka actually is from the LRT on foot — “Bukit Jalil” covers a wide area, and the walk is what decides the rent.
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Residential title is the headline, not the facilities
Most of the developments I have been adding to this site recently are serviced apartments or hotel suites, which in Malaysia usually sit on commercial title. Oaka states plainly that it is residential title, and for a buyer that is worth more than any facility on the list.
Three practical differences, every one of them recurring rather than one-off:
- Assessment rates and utilities are billed at residential tariffs, not commercial. On a unit you hold for a decade, that gap compounds.
- Financing is easier. Banks generally lend at a higher margin on residential-title condominiums than on commercial-title serviced apartments, and the difference is usually sharper for non-resident borrowers.
- The Homebuyer Claims Tribunal is available. Its jurisdiction under section 16N(2) of the Housing Development (Control and Licensing) Act 1966 covers sale and purchase agreements with a licensed housing developer, and commercial buildings fall outside it. On residential title with a licensed developer, that forum is open to you.
The foreign-buyer arithmetic, and its limits
The floor for a non-citizen buying in Kuala Lumpur is RM1,000,000. I flag on my rules page that this particular figure is sourced more weakly than the state thresholds — it comes from a federal open-data record rather than the Federal Territory land office’s own page, which returns nothing to automated requests. Treat it as the working figure and have your solicitor confirm it.
The developer has not published prices. What is public is the launch gross development value of RM373 million across 350 units. Dividing one by the other gives an average of about RM1,066,000 per unit.
It is my arithmetic on two published figures, not a price. GDV is the developer’s total expected sales value for the scheme; it is not a price list and it is not what any individual unit costs.
What it does tell you is roughly where the development sits relative to the RM1,000,000 floor: around it, not comfortably above it. With layouts spanning 882 to 1,423 sq ft — a 61% spread — it is very likely that the smaller Type A units fall below RM1,000,000 and the larger Type C units clear it. If you are a non-citizen, the layout you choose may decide whether you are eligible at all. Ask for the price list by type and check each line against the floor.
The four layouts
| Type | Built-up | Bedrooms | Bathrooms | Car parks | Price |
|---|---|---|---|---|---|
| A | 882 sq ft | 2 | 2 | 2 | Not published |
| B3 | 1,175 sq ft | 2+1 | 2 | 2 | Not published |
| B1 & B2 | 1,182 sq ft | 2+1 | 2 | 2 | Not published |
| C | 1,423 sq ft | 3 | 3 | 3 | Not published |
Layout areas, room counts and car park allocations are from the project website, read on 26 August 2026. Every unit is stated to include a utility room and a balcony.
Two things stand out in that table. Two to three parking bays per unit is generous for a Kuala Lumpur condominium of this size, and it is a resale advantage that is easy to overlook at purchase — bays are frequently the binding constraint for families in Bukit Jalil. And the car park allocation rises with unit size, which means the Type C premium buys more than floor area.
Note also that B1, B2 and B3 differ by only 7 sq ft. Where layouts are that close in area, the difference is orientation and position in the block rather than space, and the price gap between them should be small. If it is not, ask what you are paying for.
A note on “low density”
The project site describes Oaka as low-density living. Launch reports put the site at 2.2 acres with 350 units, which works out at roughly 159 units per acre.
That is not a low figure by Malaysian convention, where low density usually means well under a hundred units per acre. It may still feel uncrowded — two blocks of 175 units each is modest in absolute terms, and the facility deck is shared by 350 households rather than the thousand-plus common in Johor high-rise. But “low density” has no fixed definition, and the arithmetic is worth knowing before you weigh it in the price. The acreage comes from launch reports rather than the project site, so the density figure inherits that source.
What is missing
No price list, no advertising permit number, no maintenance charge. My other project pages quote the APDL number issued under the Housing Development (Control and Licensing) Act 1966, because the permit is where the approved price band is recorded. The maintenance charge matters especially here — a residential-title condominium with a large facility deck and 350 units to share it between can carry a meaningful monthly figure, and it is the number most often left until after booking. Here is how to check the permit once you have the number.
All 4 Oaka Residences layouts
This is the fullest layout disclosure of any development I have added recently: built-up area, bedroom count, bathroom count and car park allocation for every type. What is still missing is the price and the floor plan drawing. Two things to read carefully: the car park allocation rises with unit size, so the Type C premium buys more than floor area; and B1, B2 and B3 differ by only 7 sq ft, which means the difference between them is orientation and position, not space.
Type A — 882 sq ft, 2 bedrooms
Get this floor planType B3 — 1,175 sq ft, 2+1 bedrooms
Get this floor planTypes B1 & B2 — 1,182 sq ft, 2+1 bedrooms
Get this floor planType C — 1,423 sq ft, 3 bedrooms
Get this floor planLayout areas, room counts and car park allocations are from the appointed sales partner’s project website, read on 26 August 2026. Square-metre conversions are my arithmetic. Ask for the price list by type — with an implied average of about RM1,066,000 per unit and a 61% spread in size, the layout you choose may decide whether a non-citizen is eligible at all.
The images published for this project
Taken from the appointed sales partner’s project website on 26 August 2026 and hosted on this site. These are artist’s impressions of the towers and the facility deck.
Source: the appointed sales partner’s project website, read 26 August 2026 — not Berjaya Hartanah’s own corporate page. As set out above, at least three domains present themselves as this project’s website, so treat images and figures from any of them as marketing rather than as the developer speaking.
Bukit Jalil, and three sites claiming to be official
Bukit Jalil is one of the more established southern Kuala Lumpur addresses, anchored by the national sports complex, Pavilion Bukit Jalil and Bukit Jalil City, and served by the Sri Petaling LRT line. Berjaya Land describes Oaka as its fifteenth development in Bukit Jalil, which tells you the group has been building in this pocket for a long time.
Searching for this development returns at least three separate websites for it, and more than one describes itself as the official site. The one I read for this page carries the header “Authorised Sales Partner”, which is an honest label — it is an appointed agency’s microsite, not the developer’s own corporate page.
None of that is improper; appointed agencies routinely build project sites. But it matters for a buyer in one specific way: when two of those sites disagree about a figure, neither is the developer speaking. For anything that decides your purchase — price, permit number, completion date — get it from Berjaya Hartanah’s own material or from the sale and purchase agreement.
The project site does not publish a street address or coordinates, so this page carries no map and no travel times.
“Oaka” returns nothing, and “Bukit Jalil” returns dozens. Without a licensed company name, neither is usable.
Every other project page on this website carries a table read from teduh.kpkt.gov.my — permit number, licensed developer, unit count, permitted price band, certified construction percentage, project status. I could not produce one here, and I would rather show my working than leave a silent gap.
What I searched
By project name: “Oaka”, nationally. Zero results — not one record anywhere in the database.
By location: “Bukit Jalil”. The register holds a large number of schemes there, under many different licensed companies — among them EXSIM Bukit Jalil City Sdn Bhd, EXSIM Jalil Link Sdn Bhd and others. Not one of them can be attached to this page on the strength of a district name, and I rejected all of them.
By licensed company: not possible. This page does not print one, and that is the search key that unlocked most of the projects on this website — company name first, then confirmation against coordinates and unit count. Without it, a district search in Bukit Jalil returns dozens of candidates, and publishing a guess as a finding would be the worst thing this website could do.
What “not found” does and does not mean
Failing to find a project in this register is not evidence that it is unlicensed. This is the most important sentence on this page.
Two proofs from this website. “Fraser Heights” appears in the register word for word. “BEE” appears nowhere at all — and BEE has two entirely valid permits, registered as Taman Nusa Permata. And on the Setia Sky 88 page the correct records were invisible to any name search because the register’s project-name field contained the company name instead of a project name.
Bukit Jalil is a particularly good illustration: the register lists schemes there as Residensi Seri Lestari, Residensi Sejahtera Damai and Residensi Mahkota Bukit Jalil — statutory names that a buyer looking at the marketing material would not recognise at all.
So the project may not have been permitted yet, or it may be permitted under a company and a statutory name I cannot connect to it.
The one question that closes the gap
“What is the project code and advertising permit number for the unit you are offering me, and which company holds the licence?” In writing.
With a code you can read the whole record yourself in about a minute at teduh.kpkt.gov.my/semakan-status-kemajuan: registered name, licensed developer, unit count, permitted price band, certified construction percentage, permit expiry and status.
And it is not a formality. Under the Housing Development Act a developer may not lawfully advertise or sell units in a phase without a valid advertising and developer’s licence, and the statutory sale and purchase agreement — with late-delivery compensation at 10% per annum of the purchase price for strata housing — is tied to that licence.
Register searched at teduh.kpkt.gov.my on 27 August 2026, by project name and by district, national scope. No licensed company name is published for this project.
Berjaya Land
Oaka Residences is reported as a development of Berjaya Hartanah Bhd, a wholly owned subsidiary of Berjaya Land Bhd, part of the Berjaya group. Launch reporting in the Malaysian financial press put the gross development value at RM373 million on a 2.2-acre freehold site.
This is a materially different proposition from most of the developments I have added recently. Berjaya Land is a long-established listed group with a substantial completed portfolio in Bukit Jalil specifically, and its results are public. You can read the parent’s accounts before you buy — which is not true of a single-project developer whose only public document is a brochure.
The usual caution still applies, and it is not a criticism of the group: the entity on your sale and purchase agreement is the licensed developer, not the listed parent, and a parent company is not automatically liable for a subsidiary’s obligations. Ask which company holds the developer licence for this scheme.
Oaka Residences is attributed to Berjaya Hartanah Bhd by launch reporting and by the appointed sales partner’s project site. I am not employed by Berjaya Land and this page is not their material.
Questions I actually get asked
Can a foreigner buy at Oaka Residences?
Probably, depending on the layout. The Kuala Lumpur floor for non-citizens is RM1,000,000 and the average value implied by the published GDV is around RM1,066,000 — close enough that the smaller Type A units may fall below it while the larger types clear it. Get the price list by type. This is one of the few developments I have reviewed recently where the answer is a real maybe rather than a no.
Why does residential title matter so much?
Because three consequences follow from it and they all run for as long as you own the property: residential rather than commercial utility and assessment tariffs, better financing terms, and access to the Homebuyer Claims Tribunal if the developer does not deliver. Serviced apartments on commercial title give you none of those, and they are frequently sold alongside residential-title stock without the distinction being explained.
Is Q1 2028 realistic?
It is stated as a target, which is the right word for it. What protects you is not the marketing date but the delivery period written into the statutory sale and purchase agreement, and the liquidated damages payable if it is missed — for residential title that is a defined remedy rather than a negotiation. Ask your solicitor to point to the clause.
Two to three car parks — does that really matter?
In Bukit Jalil, yes. Parking allocation is one of the first things a resale buyer or a family tenant asks about, and it cannot be retrofitted. A two-bedroom with two bays is meaningfully more sellable than the same unit with one.
The average unit price here is my arithmetic, not a price list. How much weight should it carry?
Enough to tell you which side of the line the project sits on, and no more. Dividing published gross development value by 350 units gives an average, and an average is not a price — the ground-floor two-bedroom and the top-floor 1,423 sq ft unit will sit well either side of it.
For a non-citizen that distinction is the whole decision, because the floor is tested per unit at your own purchase price. If the average lands near the threshold, some units in this building will clear it and some will not. Ask for the price list by floor and stack before you assume yours does.
Kuala Lumpur has no state levy like Johor’s. What does a non-citizen actually pay here?
Not the Johor levy — that is 3% or RM30,000 whichever is higher, and it belongs to Johor alone. Do not carry it across; neither Kuala Lumpur nor Selangor charges anything equivalent.
What does apply is the flat 8% stamp duty on non-citizens buying residential property, in force since 1 January 2026, and that definition includes Malaysian permanent residents. Budget it on top of the normal legal and valuation scales, and remember the price floor still has to be cleared before any of it becomes relevant.
350 units at 882 to 1,423 sq ft — what is the rental competition in Bukit Jalil?
Larger than the unit count suggests. Bukit Jalil has absorbed a lot of new stock, and your competition is not only this building but every recent completion within a few minutes of the same LRT station and the same mall.
What helps here is the size. At 882 sq ft and up these are family units rather than the small investor stock that floods a market, and two to three parking bays per unit is genuinely unusual for Kuala Lumpur. Those two things narrow your competitive set — check the asking rents for comparable three-bedroom units nearby before you model anything.
Freehold on a residential title. What is left to confirm?
The title category is the meaningful advantage here — a residential title carries residential assessment and utility rates rather than commercial ones, and it is unusual among the newer high-rise schemes on this site. It is worth confirming rather than assuming.
Do it with a land search before the deposit: it returns the tenure, the category of land use, the registered proprietor and any restriction in interest, from the land office rather than from a project website. If a non-citizen buys, expect a restriction in interest to be endorsed on the title afterwards.
Why is there no price on this page?
Because none is published. When the developer publishes a price list, or you send me one, I will put the figures here with the date.
Ask for the price list by layout
On this one the layout you pick may decide whether you are eligible at all. I will get the price list and check each type against the RM1,000,000 floor with you.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-08-26 · Last verified 2026-08-26 against the appointed sales partner’s project website oakaresidences.com.my, which publishes title category, tenure, unit and storey counts, layout areas and a target completion date, and does not publish a price, advertising permit number or maintenance charge. The RM373 million gross development value, the 2.2-acre site area and the developer entity come from Malaysian financial media reporting of the launch. The per-unit and per-acre figures are my arithmetic on those published numbers and are not prices or developer statements. This page is marketing information, not an offer or a contract.
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Developer: Berjaya Land (2 developments on this site)
Where it is: Bukit Jalil, Kuala Lumpur (KL)
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
5660-14 · RESIDENSI OAK
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Pangsa/Kondo 31 storeys Lancar | 2, 3 / 2, 3 | — | 350 | RM854,000.00 – RM1,535,000.00 | 56.37% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-17, project code 5660-14. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.