Parkside Residences @ Setia Federal Hill

Partly. Kuala Lumpur sets a minimum purchase price of RM1,000,000 for a non-citizen buying residential property, and the price on the sale and purchase agreement is what counts. The developer's published range for this tower runs from RM772,000 to RM2,317,000, so the lower part of the stock is closed to foreign buyers and the upper part is open. S P Setia does not publish which layouts sit on which side of that line, which is why the first question to ask about any specific unit is its actual price, not its size.

There is a second gate. The title carries a restriction in interest printed on the developer's own disclosure: the land may not be transferred, leased, charged or mortgaged without the consent of the Federal Territory of Kuala Lumpur Land Working Committee. A foreign transfer therefore needs written state consent under section 433B of the National Land Code, applied for by your conveyancing solicitor after the sale and purchase agreement is signed. Federal Territory applications are generally processed faster than most states, but treat it as a real step with a real fee, not a formality.

Budget for the tax as well. Since 1 January 2026 a flat 8% stamp duty applies to non-citizens buying residential property, with no first-home relief. On a RM1.2 million unit that is RM96,000 payable on transfer. I have written this out as a worked cost line for buyers before — ask me and I will send it for your specific unit rather than a generic example.

693 units in total, and 588 recorded as unsold on S P Setia's own statutory disclosure as at the page's August 2026 update. That works out to roughly 15% taken up on a tower that launched in the second half of 2025.

Two honest readings of that number. In your favour: you have real choice of stack, floor and orientation, and a developer with 588 units left has more reason to talk about packages than one with thirty. Against you: those same units will be competing with yours if you try to sell around completion in 2030, and a first tower in a masterplan does not have an established resale benchmark to price against.

The count changes as sales are recorded, so treat the 588 as a snapshot rather than a constant. Ask me and I will tell you what the current figure is and, more usefully, which stacks the remaining units sit in.

Leasehold, 99 years, expiring 23 June 2116. That is printed on the advertising permit, so it is not an estimate. At the January 2030 handover date the lease would have roughly 86 years unexpired, and a buyer purchasing in the 2040s would still be looking at more than 70 years.

Why it matters in practice: Malaysian banks generally want a comfortable margin between the end of the loan tenure and the end of the lease, and valuers start discounting leaseholds noticeably once the remaining term drops under about 60 years. On this title that pressure point sits in the 2050s, which is beyond most buyers' holding period but not beyond the building's life.

One thing not to confuse: leasehold here is a term of years on the land title, and it is entirely separate from the restriction in interest requiring state consent to transfer. Both appear on the same disclosure, and they are two different constraints.

The advertising permit gives the envelope: 485 sq ft at the smallest and 1,325 sq ft at the largest. S P Setia publishes eight layouts by name — A, B, C1, C2, D1, D2, D3 and E2 — with mirror versions of A, C2, D1 and D2, but it does not print a built-up figure against each type on the public page.

I could copy per-type sizes off a listing site. I would rather not, because the ones circulating do not agree with each other and none of them cite a source. What I will do is send you the developer's own price and size table for the specific layout you are interested in, which is the version that will match your sale and purchase agreement.

For what it is worth on configuration, the range is described as one-bedroom flexi through to three bedrooms, and Type E2 was the last plan added to the public page in September 2025.

400 metres to Bangsar LRT and 900 metres to KL Sentral, both figures from S P Setia's own nearby-transport list rather than from a portal.

The KL Sentral number is the one that changes how you live. It is a single building containing the Kelana Jaya LRT, the MRT, two KTM Komuter lines, the KL Monorail one street away, and the KLIA Express to the airport in about 28 minutes. Being within a kilometre of that means a household can genuinely run one car instead of two, which is worth more per month than most facility lists.

The developer also lists Mid Valley KTM at 3.3 km and Abdullah Hukum at 3.7 km. Those are drive-or-connect distances rather than walk distances, and I would not describe either as walkable in Kuala Lumpur weather.

The vendor named on the permit is Setia MF SFH Development Sdn Bhd, the joint venture company formed by S P Setia Berhad and Mitsui Fudosan in December 2023 to build two residential towers at Setia Federal Hill. Parkside Residences is the first of those two.

So the brand on the hoarding is S P Setia, the sale and purchase agreement will name the joint venture company, and both statements are correct. Check that the vendor line on your agreement reads exactly as above, and check developer licence 30874/09-2029/0217(A) on the KPKT TEDUH portal before you pay anything.

The Japanese half of the partnership is not decoration. Mitsui Fudosan has been putting equity into Malaysian residential joint ventures rather than licensing a name, and a partner with capital in the project has a different incentive from one collecting a fee.

Facilities are split across three named levels plus the ground floor, rather than stacked on a single podium. Level 8 Parkside Retreat carries the infinity pool and a separate children's pool. Level 43 Parkside Collective has the hammock garden, yoga deck, meditation garden, co-work lounge and games room. Level 61 Parkside Sky, at the crown, has the sky gym and sky lounge.

On the ground floor the developer names the drop-off with its garden terrace and water feature, the main lobby with a waiting lounge and resident concierge, a secure food and parcel delivery area, and Parkside Boulevard, a retail and dining strip connected to the central park.

The building specification is published too, which is rarer than it should be: reinforced concrete structure, aluminium-framed glass windows, fire-rated main door with a digital lockset, eight high-speed passenger lifts, and five-star inverter air conditioning to the living, dining, bedroom and study areas. Anything beyond that list has not been committed to in public, so get it written into the agreement rather than promised at the gallery.

The maintenance fee has not been published. S P Setia's page carries the price envelope and the completion date but no service charge or sinking fund rate, and I am not going to guess at a figure that will appear on your bill every month for the next thirty years. I get the current rate card from the developer directly.

On completion there are two dates in circulation and they are not close. The advertising permit states January 2030. Press coverage in 2025 said 2028 to early 2029. The permit is the document that carries legal weight under the Housing Development Act, so January 2030 is the date on this page. If anyone quotes you 2028, ask which document says so.

Message me and I will send the live price list, the remaining stacks, the maintenance rate once the developer releases it, and the sale and purchase payment schedule so you can see the cash flow between now and handover.

Usually yes, but at a lower margin. Malaysian banks typically lend a non-resident foreign buyer 60% to 70% of the purchase price, against up to 90% for a citizen. On a RM1.2 million unit that is a cash requirement of roughly RM360,000 to RM480,000 before legal fees, stamp duty and the memorandum of transfer.

Two things specific to this project. First, the land is charged to CIMB Investment Bank Berhad as project financing, which is normal and simply means a redemption and disclaimer arrangement forms part of your completion. Second, because the title needs the consent of the FT Kuala Lumpur Land Working Committee for a charge as well as a transfer, your bank's security documentation goes through the same consent process. Build the timing into your loan offer's validity period.

The 8% non-citizen stamp duty is payable on the transfer instrument and is not financeable in most loan packages, so treat it as cash. Tell me your nationality, residency status and the unit you are looking at, and I will tell you which banks are currently lending on it.

The cleanest way to separate them is by the RM1 million foreign-buyer line. 111 Menerung sits entirely above it — its permit puts every unit between RM2,255,150 and RM7,325,500, so a non-citizen can buy any unit in the building. Parkside straddles it, running RM772,000 to RM2,317,000, so part of the tower is eligible and part is not. Khaya Residence has not published prices at all, so nobody can tell you yet.

The second separator is scale and tenure. Parkside is 693 leasehold units inside a 52-acre masterplan with a five-acre park. 111 Menerung is 111 freehold units on a 0.83-acre site with no masterplan around it. Khaya is 795 leasehold units in a single 61-storey block next to Menara TNB Bangsar. Those are three genuinely different products that happen to share a postcode.

Third: what you are betting on. Parkside asks you to believe in a masterplan that has a Platinum neighbourhood certificate but is mostly still drawings. 111 Menerung asks you to pay for scarcity that already exists. If you want, I will put all three side by side on one page with the price, tenure, unit count and completion date in the same columns.