Quartz @ Queensville (Residensi Kuartza)

No — not a single unit, at the developer's own prices. Kuala Lumpur sets a minimum purchase price of RM1,000,000 for residential property acquired by a non-citizen. The sale permit registers Quartz's entire range as RM531,000 to RM892,000. The most expensive unit in the building is roughly RM108,000 short of the threshold.

I would rather put that at the top of the page than three quarters of the way down a FAQ. If you are a foreign buyer looking at Cheras, Quartz is not your project and no amount of negotiation changes that — the floor is a state rule, not a developer discount.

Two things people get wrong here. First, “foreign interest” includes Malaysian permanent residents: holding PR does not exempt you from the price floor. Second, MM2H status does not override it either. MM2H changes your visa, not the minimum purchase price set by the territory.

For completeness, if a qualifying unit existed: state consent under section 433B of the National Land Code would be required before transfer, and in Kuala Lumpur that goes to the Jawatankuasa Kerja Tanah Wilayah Persekutuan Kuala Lumpur — the Federal Territory Land Working Committee — not to the body most agents name. From 1 January 2026 a flat 8% stamp duty applies to residential property acquired by a non-citizen who is not a permanent resident, and the statutory definition of residential property expressly includes service apartments, so a serviced apartment would not escape it. On exit, real property gains tax for a non-citizen is 30% within five years and 10% from the sixth year onwards, with no zero band.

If you are a Malaysian buyer, none of the above applies to you and you can ignore it entirely.

Kuala Lumpur, the Federal Territory. The sale permit names Dewan Bandaraya Kuala Lumpur as the authority that approved the building plan, reference BP S2 OSC 2022 1131, and the developer's registered address at Bandar Sri Permaisuri carries a 56000 Kuala Lumpur postcode. That is documentary evidence, not inference from a marketing address.

The question matters because Cheras is cut in half by the Kuala Lumpur–Selangor boundary. The inner half, including Bandar Sri Permaisuri, is Federal Territory under DBKL. The outer half along Jalan Cheras towards Kajang sits in Selangor under a different council and a different state land office.

Three consequences follow from which side of that line a project falls on. Assessment is billed and computed by different authorities. Consent for a non-citizen buyer goes to a different body — in Kuala Lumpur, the Federal Territory Land Working Committee. And the minimum purchase price for foreigners is set separately by each state, so Kuala Lumpur's RM1 million figure does not travel across the boundary.

So if you are cross-shopping Quartz against something further out on Jalan Cheras or in Bandar Damai Perdana, check the approving authority on that project's own permit before comparing anything. It is printed in the small type at the bottom of every developer website, and almost nobody reads it.

A triple-key unit is one strata title divided into three separately lockable homes behind a shared entry. At Quartz that is Type D (1,011 sq ft) and Type E (1,063 sq ft), both 3+1 bedrooms with three bathrooms and three car park bays. Types B, C and F are the two-key version.

The specification sheet published by the developer backs this up rather than just asserting it: Types D, E and F each list three water closets, three showers, three wash basins and three water heater points, against two for Types A, B and C. The plumbing is genuinely provisioned for separate households.

The case for buying one is straightforward. You live in the main portion and let the other one or two, which spreads your vacancy risk across several tenancies instead of betting the whole unit on one tenant. In a district with two operating rail stations within walking distance, small lettable portions are the easiest thing to fill.

The case against is equally real, and most marketing skips it. Financing: some banks are conservative on multi-key stock because the comparables are thinner and the valuation is less clean. Resale: your future buyer pool is narrower — an owner-occupier family generally does not want three front doors. Management: three tenancies means three sets of deposits, three inspections, three turnovers. That is a side business, not passive income. And check the kitchen provision in the smaller portions, because a portion with no cooking facility rents for materially less.

My honest advice: buy multi-key if you have actually managed tenants before. If this would be your first rental, take Type A or Type C and learn on one tenancy.

The developer's own sale permit states December 2026. That is the estimated completion date registered with the housing ministry, printed on the project website's statutory disclosure block.

A major listing portal shows 2028 for the same project. The two do not agree and I am not going to quietly pick one. Portals frequently inherit an old field or a generic year from a database import, and this particular portal also plots the project's map pin several kilometres from the actual site, which does not inspire confidence in that record. But a permit date is a registration made at a point in time, not a guarantee, and 2028 could equally reflect a revised programme the portal was given.

What actually binds the developer is neither. It is the delivery period written into your sale and purchase agreement — on a licensed housing development that is a statutory schedule with liquidated damages payable if it is missed. Read the clause, note the date the period runs from, and keep a copy.

Ask for two documents and the ambiguity disappears: the current sale and advertising permit showing the estimated completion date as it stands today, and the architect's latest progress certification. I will request both on your behalf before you pay a booking fee.

The lease runs to 6 May 2112, so roughly 86 years remain as at 2026. That is a long lease by Kuala Lumpur standards and the expiry date itself is not your problem — nobody reading this will be around for it.

The three practical issues are financing, consent and pricing. On financing, banks look at the unexpired term against your loan tenure, and valuers start discounting once the remaining lease drops below roughly 60 years. At 86 years you are comfortably clear of that, but note the clock runs while you own it: sell in twenty years and the buyer is looking at 66.

On consent, this site is on DBKL land and the permit records a restriction in interest — the land cannot be transferred, leased or charged without the prior approval of the Kuala Lumpur Federal Territory Land Working Committee. In plain terms, every resale needs an approval step that a freehold title does not. Budget weeks, not days, and a fee, in your exit timeline.

On pricing, leasehold generally trades at a discount to comparable freehold in the same area. That cuts both ways: you paid less going in and you will receive less going out. It is priced in, not hidden.

None of that makes a lease a reason to walk away. Bandar Sri Permaisuri sits on land DBKL owns, so the alternative is not a freehold version of this project — it is a different neighbourhood.

The sale permit registers RM531,000 to RM892,000, and I am not going to dress that up as a price list. A permit range is the envelope the licence was issued against. It tells you the floor and the ceiling of what was registered; it does not tell you what any specific stack, floor or layout costs today, and it does not reflect rebates, packages or what has already sold.

The maintenance fee has not been published. That matters more here than on a larger building. Service charge is divided by share units across only 216 owners, and this project runs facilities on four separate levels — a 25-metre pool, a jacuzzi, a sauna, a rooftop gym, a co-working floor and landscaped decks. Those are staffed and maintained by the same number of owners who would fund a far simpler building elsewhere.

The second number nobody quotes is the sinking fund contribution, and the third is the DBKL assessment rate. On a serviced apartment the assessment and the utility tariffs can differ from a plain residential-title condominium, so ask specifically rather than assume.

Ask for four things and you will know more than most buyers who sign: the live price list with psf by floor band, the published service charge and sinking fund rates per square foot with the budget behind them, the car park allocation attached to your specific unit, and the handover specification. Message me and I will get all four from the developer rather than repeating figures off a listing site.

The permit printed on the project website runs to 13 December 2026. The disclosure reads: sale permit 6627-17/12-2026/1326(N)-(S), valid 14 December 2023 to 13 December 2026, alongside developer's licence 6627/06-2027/0438(A), valid 19 May 2022 to 9 June 2027.

That permit is still current as I write this, but it expires within months. A developer normally renews as a project runs on, and a website footer is often the last thing updated. Even so, the permit is the document that authorises the marketing you are reading — you are entitled to see a current one, and so is your lawyer.

On who the developer is, the documents and the listing sites disagree. The licence and permit are both issued to Dwitasik Sdn Bhd (198801009492 / 176849-A). Several portals and agent pages instead credit Seal Properties or Seal Incorporated Berhad. Both names are legitimately attached to Queensville — Seal signed a turnkey agreement with DBKL and Dwitasik in 2019 and is named on the project material as turnkey contractor and project manager. But the counterparty on your sale and purchase agreement is the licensed developer, and that is Dwitasik.

Check the licence number and the dates on the actual document rather than accepting a verbal assurance. It takes two minutes and almost no buyer does it.

Yes, in three specific ways — and one way it does not. The sale permit records the property type as Pangsapuri Servis, a serviced apartment.

Where it does not matter: this development holds a housing developer's licence and a sale permit issued by the housing ministry. That is what brings a scheme under the licensed-housing regime, with a statutory sale and purchase agreement, a statutory delivery period, liquidated damages, a defect liability period and access to the housing tribunal. Being called a serviced apartment does not remove those protections when the licence exists — and here it does.

Where it does matter, first: serviced apartments in Kuala Lumpur are commonly built on land in the commercial category, which changes the assessment rate and can put you on commercial electricity and water tariffs rather than domestic ones. The permit does not state the land-use category, so I am not going to assert it. Get the title search and read the category of land use before you assume either way. On a unit you intend to hold for years, that difference recurs annually.

Second: serviced-apartment stock is the segment carrying the heaviest completed-unsold burden in Kuala Lumpur. NAPIC's Q1 2026 figures put 4,181 unsold completed serviced apartments in Kuala Lumpur, against 3,733 units of completed unsold residential stock. Quartz sits in the harder of those two series.

Third: lending and valuation on serviced apartments is generally a touch more conservative than on residential-title condominiums, which compounds with the multi-key point above. None of this makes it a bad buy at 216 units with rail on the doorstep — it makes it a purchase where you should read the title and the service charge before the floor plan.

It depends on one question: are you buying a home, or a small rental business?

Buying a home to live in. Take Type A at 702 sq ft if it is just you or a couple — it is the cleanest to finance and the easiest to sell later because the buyer pool is widest. Take Type F at 1,212 sq ft if you have a family; it is the largest unit in the building at four bedrooms and three bathrooms, and the dual-key partition can simply stay closed or be used for a parent or a helper.

Buying for yield. Type D or Type E, the triple-keys at 1,011 and 1,063 sq ft. Three lettable portions, three car park bays, and a location where two operating rail stations are within a 700-metre walk. Small portions near a working LRT station are the easiest thing in Cheras to keep occupied.

Buying somewhere between the two. Type C at 877 sq ft is the sensible middle: 2+1 bedrooms, dual-key, so you live in the main portion and let one small portion. It gives you the rental income without three simultaneous tenancies to manage.

What I cannot tell you from a page is which of these is actually still available, and at what floor and orientation. Tell me your budget, whether you intend to let any part of it, and the direction you prefer, and I'll send back what is genuinely unsold today with the price by floor band.