Phoeniz Suites @ KL City Centre — no filed advertisement particulars exist, and the permit that would authorise the sale may not have been issued yet

Eight things on this page that no listing for Phoeniz Suites will tell you

None of this is a judgement about the building. All of it is either a difference between published sources, or an absence in the public record, or arithmetic on figures the developer itself publishes.

Layouts — three marketed types, and one parcel nobody markets

There is no filed built-up schedule for this project, so nothing below is a filed figure. The three types are published identically by phoenizklcc.my, saratan.my, kl.propertylau.com and realty.ericanfly.com. The three unit-plan drawings reproduced here have been carried on this page since August 2026; their subject basis is the type code in the file name as published on this site, not a developer content-management title. Square metres are my conversions.

Type A / A(M) — 484 sq ft (45 sq m), 199 units

Published as “1R1B + Study”: one room, one bathroom, plus a study. 51% of the 394 (exactly 50.5% — my arithmetic).

484 sq ft45 sq m (my conversion)1 room + study1 bath199 units“(M)” NOT EXPLAINED

exsimklcc.com recodes this type as “2 Bedrooms, 1 Bathroom”. Every other source publishes one room plus a study, and a study is not a bedroom. saratan.my adds a detail no other source carries: “1 bedroom + study, 1 bathroom + WC” — a bathroom and a separate WC. The (M) suffix is published with no explanation by anybody; mirrored layout is the usual convention in Malaysian schedules, but that is not published here, so this page does not assert it.

Ask about Type A

Type B1 / B1(M) — 657 sq ft (61 sq m), 150 units

Published as “1R2B · Dual Key”: one room, two bathrooms. 38% of the 394 (exactly 38.1% — my arithmetic).

657 sq ft61 sq m (my conversion)1+1 room, dual key2 baths150 unitssub-unit split NOT PUBLISHED

“Dual key” is supported by the developer side’s own room list, but only just. kl.propertylau.com resolves it most clearly as “Dual Key (1+1 Room, 2 Bath)”, and two bathrooms is consistent with two lockable sub-units. But no source publishes a dual-key plan key, a sub-unit built-up split, separate entrance doors or separate utility metering, and the developer prints the phrase as an image caption rather than in a room schedule. Treat dual key as published but unproven. exsimklcc.com again recodes this as two bedrooms.

Ask about Type B1

Type B2 — 678 sq ft (63 sq m), 45 units

Published as “1R2B · Dual Key”, described by saratan.my as the corner unit. 11% of the 394 (exactly 11.4% — my arithmetic).

678 sq ft63 sq m (my conversion)1+1 room, dual key2 baths45 unitscorner (one source)

thephoenizklcc.com adds that Type B2 is a “KLCC View” unit — a view claim no other source supports and which this page does not adopt, because no stack plan or unit-facing schedule is published by anyone. The corner description comes from saratan.my alone. The 21 sq ft difference between B1 and B2 is published with no explanation of where it sits in the plan.

Ask about Type B2

No drawing exists to reproduce. No layout, built-up, purpose or price is published for this parcel by any source — it surfaces only as a line item in a contractor’s scope of works.

The strata office unit at Level 3A — 1 parcel, and no published particulars at all

In the contractor’s Bursa Malaysia announcement only. Absent from every microsite, agent site, review and layout schedule.

1 parcelLevel 3Anon-HDAbuilt-up NOT PUBLISHEDpurpose NOT PUBLISHEDprice NOT PUBLISHED

This is the reason the layout schedule above sums to 394 and not 395. A strata office unit is not housing accommodation, so it falls outside the Housing Development (Control and Licensing) Act: no Schedule H statutory sale and purchase agreement, no HDA liquidated damages for late delivery, and no ring-fenced housing development account. Its contract of sale would be a plain commercial agreement. A single Level 3A office in a tower like this is typically a management or operator office rather than a retail offering — but that is inference and no source states which, so this page does not assert a purpose. Whether it is being sold, retained, or used as the management office is on the list of things nobody publishes.

The three built-ups above are marketed figures with no filed schedule behind them. Not published by anyone: the stack plan and which floors hold which type; what occupies Levels 1 to 4 and Levels 17 to 50; what “(M)” denotes; the dual-key sub-unit split, entrance arrangement and metering; ceiling and floor-to-floor heights; glazing and air-conditioning specification; whether units are delivered furnished, partly furnished or bare as a contractual specification; balcony provision; share units; and the car park entitlement per type. Nothing in that list is estimated here. The three drawings shown are the developer’s artwork, reproduced from this page’s own August 2026 attachments; the developer’s floor-plan disclaimer reads “artist’s illustrations only · subject to change · E.&O.E.”

Gallery — the developer’s own images, with each subject graded

How these subjects were graded, and why it matters here. phoenizklcc.my is a static hand-built site — flat asset paths, no WordPress, no generator tag, no REST API — and exsim.com.my’s media API returns 404 and carries no Phoeniz media at all. There is therefore no content-management system anywhere that can confirm an image title, MIME type or dimensions for this project. Of the nine renders on this page, eight are caption-published (the developer prints a caption against the image, and the file name agrees) and one — the hero image — is inferred from its file name alone, with no caption printed against it. The file-name-to-caption pairing is itself an inference in every case. Each URL was fetched individually and returned a real image body, checked against two deliberately bogus control URLs on the same host which both returned a clean 404 with no HTML shell — so reachability here is a trustworthy signal rather than a guess. Every image is an artist’s impression. The developer’s own disclaimer reads: “All images are artist’s impressions and information is for illustration only; particulars are subject to change and do not form part of any offer or contract. E.&O.E.” Site status as at Q3 2026 was site clearing, so any “progress photo” of this address shows bare ground.

Location — and why “300 metres to the station” is three stations added together

Not one distance on this page is mine. phoenizklcc.my — the only site carrying the developer’s legal footer — names no station and publishes no distance or walking time to anything at all. It names places only as scenery: KLCC and the Petronas Towers, KL Tower, Ibis KL City Centre, Scarletz Suites, The Mews KLCC, TREC KL, the Royal Selangor Club, Taman Tasik Titiwangsa, and the directions Ampang, Genting and Setiawangsa. Every figure below therefore comes from an agent site or a reviewer, and each is attributed.

The register — the statutory filing for Phoeniz Suites, and why this table is empty

This block is normally the spine of these pages: the licensed developer, the licence number and its validity, the advertising and sale permit (APDL) and its expiry, the approving authority, the building-plan reference, the tenure, the restriction in interest, the chargee bank, the unit count, the completion date and the filed statutory unit selling price range — every one of them read off the developer’s own legally filed advertisement particulars. For Phoeniz Suites, not one of those fields could be obtained. The table below is kept in the statutory shape, with the Malay field labels, so that it can be completed from the statutory particulars board at the sales gallery or from a copy of the filed brochure. Every cell is a finding.

Every cell above is either NOT OBTAINABLE or NONE EXISTS. That is not a shortcut — it is the result of fifteen separate retrieval routes, each listed below. On every other page in this series this table is full, and the contrast is the point.

A buyer’s single most useful next step on this project is the sales gallery. The statutory particulars board must by law be displayed there, and it is the most likely place to obtain the developer licence number and the advertising and sale permit number that none of the fifteen routes below could find. Read the permit expiry off the board yourself, photograph it, and keep the photograph.

The fifteen routes tried, and what each returned

1. HIMS serial-walk at hims.kpkt.gov.my/files/<serial>/<serial>-<n>/IKLAN_BROSUR_01.pdf — unusable, because the permit serial is the input to that path and no source publishes it. 2. HIMS brochures via the public search index, queried on “PHOENIZ”, “EXSIM YKS 54”, “Yap Kwan Seng” with “Seksyen 43”, and “1361275” — no hit on this scheme; the index returned other developers’ filings only. 3. The newer HIMS path form files/<code>/P45/P45-<YYYYMMDD>-<8 digits>/, used for 2025–2026 filings — unguessable by design, and no indexed hit. The method itself was proved to still work by retrieving an unrelated filing in full, so route 3 failing is about this scheme, not about the technique. 4. teduh.kpkt.gov.my project-swasta — returns an empty JavaScript shell with no data. 5. ehartanah.lphs.gov.my — the Selangor affordable-housing register; wrong state and wrong class for a Kuala Lumpur market-priced scheme. 6. An EXSIM corporate statutory-disclosure page, which exists for some Malaysian developers — EXSIM publishes none. 7. exsim.com.my’s own development directory — it carries 29 projects and no Phoeniz; the project’s direct URL on that domain returns 404, and so does its media API. 8. The EdgeProp project record — the route that produced a usable answer on a sibling scheme. edgeprop.my/condo/phoeniz-suites and /condo/phoeniz-suites-kl-city-centre both return 404, EdgeProp’s own site search returns 404 for “Phoeniz”, and its new-launch directory of over 3,000 records carries no Phoeniz entry. 9. EdgeProp’s report of the Aneka Jaringan contract award itself, fetched in full — it names the licensee and the 394-plus-one unit split, and prints no licence number and no permit number. 10. /apdl on the project microsite, a path that yields a full statutory block on some Malaysian microsites — phoenizklcc.my/apdl.html returns 404. 11. phoenizklcc.my/faq.html, read in full — it gives the developer’s name and registration number and neither statutory number. 12. The Property Genie project search — 404, no Phoeniz record. 13. Open web search for the licence and permit number strings — nothing. 14. The GreenRE project registry — no retrievable rows; the platform reports itself temporarily unavailable, so that check is inconclusive rather than negative. 15. The GBI gallery and directory — no entry for Phoeniz, EXSIM YKS 54, Hugoz, Scarletz, Ceylonz or Yap Kwan Seng; a direct Phoeniz directory URL returns 404.

The car park — the most material unresolved point of fact on this project

Four sources, four positions, and for a KLCC-fringe product the difference between them changes what you are buying. phoenizklcc.my/faq.html, the site carrying the developer’s legal footer, says “174 bays plus OKU and P-Hailing lots” and describes “Smart Mechanical Parking”. saratan.my says, twice and in terms, “no suite comes with a bay of any kind” and “no suite at Phoeniz comes with parking of any kind”, and its author states that this was confirmed with the developer and appears on none of the other sources. kl.propertylau.com describes a mechanical parking system from ground to Level 16. The contractor’s own Bursa scope includes mechanical car parking and motorcycle parking. exsimklcc.com leaves car parking unspecified. The two headline positions are reconcilable in exactly one way: the building contains a mechanical car park of roughly 174 bays, but no bay is allocated to or sold with any suite — a structure that is common in KL serviced-suite towers and would make both statements true at once. That reconciliation is my inference, not a published fact, and no source publishes a per-unit allocation. So this is the question to put in writing: is a car park bay allocated to my unit, is it numbered, is it titled or licensed, is it transferable with the unit, and on what terms? Get the answer into the sale and purchase agreement rather than into a brochure. Also not published by anyone: the total bay count as a filed figure, the motorcycle bay count, visitor bays, and whether any EV charging is provided.

The 394 + 1 split, and what non-HDA actually means for you

The 394 serviced apartments are housing accommodation. They are sold under the Housing Development (Control and Licensing) Act 1966, which means a statutory Schedule H sale and purchase agreement in a form the developer cannot rewrite, statutory liquidated damages payable automatically if vacant possession is late, and a ring-fenced housing development account into which your progress payments must go and out of which only permitted project costs may be drawn. saratan.my and kl.propertylau.com both state the HDA framework for this project explicitly. The single strata office unit at Level 3A is not housing accommodation: no Schedule H, so the contract is whatever the developer drafts; no HDA liquidated damages, so late delivery is governed only by whatever that contract says; and no housing development account, so your money is not ring-fenced by statute. It also sits on commercial title outright. One parcel out of 395 is a small share of the building, and if you are buying one of the 394 it does not affect your own protection — but no consumer-facing source tells you the parcel exists, and the arithmetic shows the omission is deliberate: the published layout schedule of 199 + 150 + 45 sums to exactly 394. Whether that parcel is being sold, retained by the developer, or used as the management or operator office is not published by anyone, so ask.

Foreign buyers — Kuala Lumpur, and why this page cannot tell you if you qualify

Phoeniz Suites is in Wilayah Persekutuan Kuala Lumpur, so the threshold that applies is the Federal Territory minimum of RM1,000,000 per unit, together with consent from the Economic Planning Unit where it is required for the acquisition. Selangor’s thresholds do not apply here — for completeness, those are RM2,000,000 in Zone 1 and Zone 2 for strata and gated landed strata only, and RM1,000,000 in Zone 3, meaning Hulu Selangor and Sabak Bernam. On every other page in this series the next sentence compares the filed statutory minimum against that threshold and tells you whether the cheapest filed units are open to a foreign buyer. Here that comparison is impossible, because there is no filed statutory minimum and no public registry band to compare. The title is also commercial, with housing accommodation sold under the HDA on top of it — a structure a foreign buyer’s solicitor should look at specifically, since the threshold and the consent requirement attach to the parcel actually being acquired. If you are buying as a foreign purchaser, get the purchase price and the parcel description in writing and have them checked against the current Federal Territory threshold and the current EPU guidelines before you pay a booking fee.

Build-out status, and what “site clearing” means for a buyer

As at Q3 2026 both exsimklcc.com and saratan.my put the site at clearing stage. The substructure contract — earthworks, piling, pile caps, retaining walls and the mechanical car park structure — was awarded on 22 September 2026, accepted on 23 September, and runs from 15 September 2026 to 14 August 2028. That is the foundation package alone: the 53-storey superstructure, the façade, the fit-out, testing and setting to work and the certificate of completion and compliance all come after it. No percentage of completion exists to publish, and no source publishes a construction programme beyond the substructure dates. Against that, the completion years published by agent sites and reviewers — 2029, Q4 2029, “before 2030” — look tight on the contractor’s own timetable, and none of them is a filed date.

What this page does not publish, and why

This page deliberately withholds several categories of figure that other pages about Phoeniz Suites do publish, and the reasons are specific. Every price figure. Four sources publish an identical per-type entry-price set and a fifth publishes figures differing from it by a few hundred ringgit on two of the three types — the same nominal list, inconsistently transcribed. Because there is no filed statutory minimum and no government registry band for this scheme, no marketing price figure on this project can be validated against a statutory floor at all, which is precisely the check that makes a price safe to republish. So none is republished. All “nett price” language. The rental programme on phoenizklcc.my/invest.html is quoted as a return on a nett price that is distinct from the gross asking price the same site advertises. A gross-to-nett differential is a rebate by another name, and both the differential and anything quoted on it fall inside my absolute rule: never published, in any form, on any page. Every rate, percentage, yield and projection attached to the rental programme, including the minimum return, the guaranteed return, the revenue-share split, the cap on how many units the guaranteed option is available for, and the per-type return projections the developer-side site publishes. The programme’s structure and its named operator are described in the developer section, because a buyer needs to understand the mechanism; the numbers are not. And the furnishing or inclusions package one agent site publishes, which is an incentive. I do not publish a discount, a rebate, a nett price, a promotional package, a freebie, an incentive, a commission figure, a Bumiputera discount percentage, a guaranteed-rental or leaseback rate, or a yield or return projection — not on this page and not on any page. Ask me directly and I will tell you what is current, with the developer’s own document behind it.

Questions buyers actually ask about Phoeniz Suites

Read these next — starting with the project “Hugoz 2” actually refers to

Published: 5 October 2026 · Last verified: 5 October 2026. No filed advertisement particulars exist for this scheme on the public record, and no developer licence number or advertising and sale permit number is published by any source — fifteen retrieval routes are listed in the register section above, each with what it returned. Every figure on this page is attributed to the source that published it, and nothing is estimated. Marketing information, not an offer. Verify every figure against the developer’s own stamped documents before you commit.