Kwasa Damansara · Mukim Sungai Buloh · Daerah Petaling · Selangor

RIA Sunsuria @ Kwasa Damansara — the project with no statutory filing

Q: Who is the licensed developer, and is it Sunsuria Berhad?

The company a buyer contracts with is SUNSURIA DAMANSARA SDN. BHD., registration number 198401002785 (115303-K) — printed in exactly one place in public, the footer and terms-and-conditions page of riasunsuria.com. It is not Sunsuria Berhad, 196801000641 (8235-K), which is the listed parent. An agent microsite puts “Sunsuria Berhad” in its Developer field while its own disclaimer on the same page names Sunsuria Damansara Sdn Bhd, and a PropertyGuru agent listing repeats the parent-company error. Sunsuria Berhad's exposure here is the corporate guarantee it gave the landowner for the land payments — a guarantee to the landowner, not to purchasers. One more thing worth knowing: Sunsuria Damansara Sdn Bhd was incorporated on 22 February 1984 as CONSOLIDATED FACTORING (M) SDN. BHD. and renamed effective 10 January 2025, three months before the development-rights agreement. So the 1984 registration number reads as four decades of track record that this entity does not have; in substance it is a single-project vehicle.

Q: What is the price?

This page publishes no price, deliberately. There is no filed statutory Unit Selling Price minimum and maximum for this project, so there is nothing publishable and no filed floor against which to test anything else. Four marketing “from” indications circulate on third-party portals and agent sites; they disagree with each other by about RM44,000 at the floor, two of the four are not independent because one cites the other, one is deliberately masked by the agent who published it, and a promotional campaign was running on the developer's own website across the same August-to-October 2026 registration period, with no source stating whether any figure sits before or after it. Louis's standing rule is to publish the SPA price and nothing else, and to leave a price out entirely when it cannot be established. The only figure that governs what you pay is the price list and the sale and purchase agreement at the sales gallery. Worth noting: the developer's own registration form offers four budget brackets and prints no price at all. For context on scale rather than on price, Sunsuria's Q3 FY2026 commentary puts the estimated GDV at RM630 million, up from RM492 million in the April 2025 announcement, with no explanation published.

Q: When will it be completed?

Second quarter 2030 is the date this page uses. It is the expected completion stated by Sunsuria Berhad in its Bursa Malaysia announcement of 17 April 2025 — the listed parent's own statement to the exchange — and it is consistent with the agreement's own clocks, which require completion within 72 months of the agreement or 60 months of commencement, whichever is earlier, with the landowner able to grant up to 24 further months at interest. The Edge says January 2030 and PropertyGuru says 2030, both close. But three sources carry a 2026 completion that is physically impossible: EdgeProp says “target completion: 2026”, myBina says “Target October 2026” and IQI says 30 August 2026 — while myBina itself recorded the project as pre-construction on 12 August 2026, and the agreement barred construction until the land payment was fully settled. Those three have mistaken a launch or registration date for a completion date. There is no filed completion date, and no developer-stated vacant possession or CCC date. Ask for the date written into the sale and purchase agreement; that is the only one with a defect liability period and liquidated damages behind it.

Q: Who owns the land?

Not the developer. The registered proprietor of HSD 326637 / PT 57005 is and remains Kwasa Development (13) Sdn. Bhd., wholly owned by Kwasa Land Sdn Bhd, which is itself wholly owned by the Employees Provident Fund Board. Under a Development Rights Agreement dated 17 April 2025, Sunsuria Damansara Sdn Bhd received the right to develop and sell residential units on the land at its own cost; the landowner must grant it a power of attorney and may not charge or encumber the land. No shares were issued, there is no joint-venture company and there is no equity split. The consideration was RM88,634,146 for the development rights — 10% on signing, the 90% balance within nine months or by 15 December 2025 — plus 1% of gross sales value per phase, with a guaranteed minimum of RM4,917,754, payable within six months of each phase's certificate of completion and compliance. Estimated gross development cost: RM390 million. Both press releases soften this to a “strategic partnership”, which is exactly how the structure gets mis-stated. It is not a joint venture and it is not a land purchase. The practical consequence is worth stating plainly: the strata titles buyers eventually receive depend on a title chain that runs through the landowner, and no marketing source mentions this at all. The tenure itself is proven freehold, from the title in the same announcement, with category of use “Bangunan” and express condition “Bangunan Kediaman”, and encumbrances recorded as nil as at 17 April 2025 — the current position on any construction-financing charge is unknown.

Two condominium towers of 494 units, plus 26 three-storey terraced homes, on 9.464 freehold acres at PT 57005, Mukim Sungai Buloh. The company a buyer contracts with is SUNSURIA DAMANSARA SDN. BHD. (198401002785 / 115303-K) — not Sunsuria Berhad. There is no KPKT filing, no developer licence number and no APDL in public for this project at all, so this page is built on Sunsuria Berhad’s own Bursa Malaysia announcement of 17 April 2025 instead, and prints every blank as a blank.

494 condominium + 26 terraced = 520Freehold — but the land is not the developer’sNo APDL published anywhereNo filed price band, so no price here2 towers · 21 storeys, single-sourcedCompletion Q2 2030 (Bursa)Primary source: Bursa, not KPKT

WhatsApp Louis about RIA Sunsuria Jump to the statutory register

I reply with the Bursa announcement and the developer’s own schedule — and with the list of what nobody has published.

Bursa Malaysiathe 17 April 2025 development-rights announcement: land title, tenure, area, unit cap, completion

No statutory filing existsno HIMS brochure, no licence number, no APDL — proved from the microsite’s own REST API

Named sources onlyThe Edge, EdgeProp, Kwasa Land, myBina, GreenRE — each attributed where it is used

No price on this pagethere is no filed statutory band to quote, so nothing is quoted

Project render. The developer’s own hero file, CMS title “Hero-Background” — subject inferred from the filename, not captioned by the developer. Artist impression only.

Grand Entrance Drop-Off. Subject confirmed — the developer’s CMS title and its own gallery caption agree. Artist impression only.

Lakefront Balcony View. Subject confirmed by the CMS title; the same developer’s gallery captions this image “Lake View Balcony”. Artist impression only.

Answer block

RIA Sunsuria @ Kwasa Damansara at a glance

Every line below is attributed to the source beside it. The lines that read NOT PUBLISHED are not omissions on this page — nobody publishes them, and for this project that includes the entire statutory block.

Registered scheme name: NOT PUBLISHEDNo statutory filing exists, so there is no filed name. “Residensi RIA” circulates as PropertyGuru’s project title and URL slug — a portal form, not a filing, and PropertyGuru’s own page answers “registered project name: not stated”.
Licensed developer: SUNSURIA DAMANSARA SDN. BHD. · 198401002785 (115303-K)Printed in exactly one place in public: the footer and terms-and-conditions page of riasunsuria.com. Formerly CONSOLIDATED FACTORING (M) SDN. BHD., incorporated 22 February 1984, renamed effective 10 January 2025. Not Sunsuria Berhad.
Developer licence number and APDL: NOT PUBLISHED — neither, nor either validity periodSo whether the permit under which this project is being advertised is current or lapsed cannot be assessed at all. Nothing is substituted for it on this page.
Land title: HSD 326637 · PT 57005 · Mukim Sungai Buloh · Daerah PetalingBursa Malaysia announcement, Sunsuria Berhad, 17 April 2025 — a registered-title identification, which is the cleanest location proof this project has.
Land area: 38,299 m² — approximately 9.464 acres (412,243 sq ft)38,299 m² is the announcement’s own figure and it converts it itself to “approximately 9.464 acres”. The sq ft figure is my conversion. IQI’s 412,251 sq ft is 8 sq ft high.
Tenure: FreeholdFrom the land title in the Bursa announcement, not from a filing. Category of land use “Bangunan”; express condition “Bangunan Kediaman” (residential building). No lease expiry applies.
Registered proprietor of the land: Kwasa Development (13) Sdn. Bhd. — not the developerThe developer holds development rights plus a power of attorney under an agreement dated 17 April 2025. The landowner keeps title and is contractually barred from charging the land.
Units: 494 condominium + 26 three-storey terraced = 520Sunsuria’s own Q3 FY2026 results commentary (via EdgeProp) and The Edge cover story both carry the split, and it reconciles exactly to the 520-unit cap in the agreement. EdgeProp’s own article puts all 520 in the towers, which is wrong.
Blocks and storeys: 2 condominium towers · 21 storeysTwo towers is well sourced. 21 storeys rests on one source only — The Edge cover story. No filing, no developer page and no portal states a storey count. The 227 / 267 per-tower split comes from one agent site.
Marketed layouts: 1,195 / 1,486 / 1,604 / 1,841 sq ft · 3 to 4+1 bedroomsThe developer’s own site and its own registration form. Not a filed built-up schedule — none exists for this project.
Approving authority (PBT) and building-plan reference: NOT PUBLISHEDAs at 17 April 2025 no planning permission or building plan had been obtained at all (Bursa), and myBina still recorded pre-construction on 12 August 2026. This page does not assert MBSA: a developer-published MBPJ reference has already been caught as an error on a neighbouring project in this township.
Expected completion: Second quarter 2030Bursa announcement — the listed parent’s own statement, consistent with the agreement’s 60- and 72-month clocks. Three sources carry a 2026 completion that is physically impossible.
Price: No price on this pageThere is no filed statutory Unit Selling Price minimum and maximum for this project. The figure that governs what you pay is the price list and the SPA at the sales gallery.
Estimated GDV: RM630 millionSunsuria’s Q3 FY2026 results commentary. The April 2025 announcement said RM492 million — a 28% move, on the same unit cap and the same acreage, with no published explanation. Estimated gross development cost RM390 million (Bursa).
Sales gallery, as the developer prints it: RIA Sunsuria Gallery, Suite 1-3A & Suite 1-05, Ground Floor, Main Tower, Sunsuria Avenue, Persiaran Mahogani, Kota Damansara, PJU 5, 47810 Petaling Jaya, SelangorOpen Monday to Sunday, 9:30am to 6:00pm. Telephone as published: +03-9212 8461. No developer officer is named in public.

WhatsApp Louis for the Bursa announcement

Jump straight to what you came for

The order below is the order buyers actually ask in — starting with the thing that is missing.

The honest part

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

None of this is rumour. Every line comes from the Bursa Malaysia announcement, the developer’s own website, Sunsuria’s own results commentary, a public register, or named published reporting. Where the developer’s own page contradicts itself, both halves are shown.

📄

There is no statutory filing at all — and that was proved, not assumed

No KPKT HIMS brochure, no No. Lesen Pemaju, no APDL, no advertisement-approval statement. riasunsuria.com/apdl returns 404, and the microsite’s own WordPress REST API returns its complete page list: exactly three pages — thank-you, personal-data-protection-act and terms-and-conditions. None of them is a statutory block; the terms page carries only the copyright line and the registration number. The parent’s own website does not list RIA as a project at all. Meanwhile the gallery is open seven days a week and weekend sales events were being advertised as recently as 3 October 2026.

🏠

The land is not the developer’s

Kwasa Development (13) Sdn Bhd is and remains the registered proprietor of HSD 326637 / PT 57005. Sunsuria Damansara Sdn Bhd holds the right to develop and sell, plus a power of attorney, under a Development Rights Agreement dated 17 April 2025, and the landowner may not charge or encumber the land. Both press releases soften this to a “strategic partnership”. It is not a joint venture and it is not a land purchase — and the strata titles buyers eventually receive depend on a title chain that runs through the landowner. No marketing source says this.

📅

The licensee is a 1984 shell renamed in January 2025

SUNSURIA DAMANSARA SDN. BHD. was incorporated on 22 February 1984 as CONSOLIDATED FACTORING (M) SDN. BHD. and renamed effective 10 January 2025, three months before the agreement was signed — both from the Bursa announcement. So the registration number 198401002785 (115303-K) reads as four decades of developer track record that this entity does not have. In substance it is a single-project vehicle. Anyone reading “incorporated 1984” as a track record is reading it wrong.

🔢

494 or 520 — resolved, and EdgeProp has it wrong

520 is the unit cap for the whole scheme in the agreement. 494 is the condominium only. Sunsuria’s own Q3 FY2026 commentary says “494 condominium units and 26 three-storey terraced homes”, and The Edge cover story says the same independently — which reconciles to 520 exactly. EdgeProp writes “520 residential units (2 towers of high-rise condominium)”, putting all 520 in the towers. That is wrong, and it is the figure most portals have copied.

⏱

A 2026 completion date is circulating and it cannot happen

The Bursa announcement gives expected completion in the second quarter of 2030, consistent with the agreement’s own 60- and 72-month clocks. The Edge says January 2030; PropertyGuru says 2030. But EdgeProp says “target completion: 2026”, myBina says “Target October 2026” and IQI says 30 August 2026 — while myBina itself recorded the project as pre-construction on 12 August 2026, and the agreement barred construction until the land payment was fully settled. Three sources have mistaken a launch date for a completion date.

🚆

The developer’s own page prints 300 m to two different stations

riasunsuria.com states “Kwasa Damansara MRT station — 300m” and, separately, “300M to Kwasa Sentral”. Kwasa Damansara and Kwasa Sentral are two different Putrajaya Line stations, one stop apart. They cannot both be 300 m from one parcel. This page carries only the approximately 300 m to MRT Kwasa Damansara, which every other source also carries, and publishes no distance at all to Kwasa Sentral rather than pick one.

📊

“Low Density” is not what the arithmetic says — and the real answer is that it cannot be computed

520 units on 9.464 acres is about 54.9 units per acre; the condominium alone against the whole parcel is about 52.2. Both are my arithmetic from the Bursa parcel size, and neither is low density for a Malaysian high-rise. The honest answer is stronger: the condominium’s own density cannot be computed at all, because the 9.464 acres is shared with 26 terraced homes and the sub-parcel split is not published. What is defensibly true is that this is a large-unit, low-unit-count tower — nothing under 1,195 sq ft.

🏢

No local authority is published, so this page does not name one

No filing means no “Pihak berkuasa yang meluluskan pelan bangunan” field and no plan reference. As at 17 April 2025, per Bursa, no planning permission or building plan had been obtained. Wikipedia puts the township’s northern portion in Shah Alam and the southern portion in Petaling Jaya. And on a neighbouring project in this very township, a developer-published MBPJ reference has already been caught as an error — so this page writes “approving authority not yet published” rather than guessing MBSA.

🔍

“RIA” and “Residensi Ria” collide with two unrelated projects

EdgeProp’s own condominium database carries “RESIDENSI RIA, Shah Alam” attributed to SIME DARBY PROPERTY (SJ7) SDN. BHD., with 0 units and RM0 psf — a different developer entirely, and the first result anyone searching that name lands on. Separately, “Residensi Ria, Bangsar South” is a Kuala Lumpur RUMAWIP affordable scheme, marked sold out. Neither is this project, and neither one’s price band, eligibility rules or images belong anywhere near it.

🌳

Nothing green is certified, provisional, or even publicly targeted

myBina records that one green building consultant has been appointed — name paywalled. That is not a certification. The GreenRE public register was fetched and returned about 130 Gold rows, including rows shown as provisional certifications: no Sunsuria row, no RIA row, no Kwasa Damansara row. No Green Building Index record. The developer’s own nine “Features” make no green, energy, solar or certification claim at all, and no award of any kind is attributed to this project by anyone. Sunsuria City and Bangsar Hill Park credentials belong to other projects — and in Bangsar Hill Park’s case, to a different licensee.

📐

The 26 terraced homes are a blank page, and the township figure on the developer’s own site is unsupported

For 5% of the units — 26 three-storey terraced homes — not one layout, built-up, land area, bedroom or bathroom count, car park figure, price or launch date is published by anyone, nor their share of the 9.464 acres, nor whether they are inside Phase 1 at all. Separately, the microsite calls Kwasa Damansara “an approximately 2,257-acre masterplanned township” and no other source supports 2,257 — Wikipedia says 2,330 acres and Kwasa Land’s own release gives 1,331 saleable acres. The same page also says “6 major highways” in one place and “5 major highways” in another.

What is actually built, and when

Project DNA — facilities, density and the dates that disagree

The developer publishes a numbered schedule of nineteen facilities, which is better than most projects in this township. It assigns a level to only two of the nineteen, and marks three of them “Space Provision” — a commitment to space, not to a fitted-out facility or an operator.

520units capped by the agreement — 494 condominium + 26 terraced

9.464 ac38,299 m², freehold, PT 57005, Mukim Sungai Buloh

~54.9units per acre on this project’s own parcel (my arithmetic)

19facilities on the developer’s numbered list — PropertyGuru says 13

Q2 2030expected completion, Bursa announcement

RM630mestimated GDV, Sunsuria’s own Q3 FY2026 commentary

The developer’s nineteen facilities, in its own words

Level assignments exist for only two of the nineteen. Total car park bays, bays per layout from the developer, visitor parking, lift count, the lift-to-unit ratio and floor-to-ceiling heights are all not published by anyone.

Water and leisure

Level not assigned by the developer

Swimming Pool
Wading Pool
Water Feature
Cabana
Pavilion
BBQ Area

Sport

Carpark Podium Level 3 — the only two level assignments the developer publishes

Pickleball–Badminton Court — an outdoor court on a carpark podium, not the “badminton hall” a portal describes
Basketball Court

Family and community

Level not assigned

Children Playground
Senior Citizen Activity Lounge
Gym
Multipurpose Hall
Surau
Pet Recreation Area — but no source publishes the management by-laws, and in a strata scheme pet permission lives in the by-laws, not the brochure

Marked “Space Provision” by the developer — space, not a fitted-out facility

Level not assigned

Reading Room
Laundry
Kindergarten

Landscape and services

Level not assigned

Landscape Area
Mail & Parcel Room

Claimed on portals and agent sites but NOT on the developer’s list — treat as unverified

Not the developer’s words

“24-hour security” (PropertyGuru). The developer’s nearest wording is a feature, “gated and guarded with multi-tier security for peace of mind”, not a facility.
“Badminton hall” (PropertyGuru). The developer’s item is an outdoor Pickleball–Badminton Court on a carpark podium.
“See all 13 facilities” (PropertyGuru, which then displays four). The developer’s own numbered list has nineteen.
“Fully furnished” (one PropertyGuru agent listing) versus “Partially Furnished including…” (an agent microsite) versus nothing at all on the developer’s own site. One of the two agents is wrong and the developer has not said.
Car park: “2 to 3 bays depending on layout”, from one agent listing only. A carpark podium with at least three levels is inferred from the phrase “Carpark Podium Level 3”. No total bay count is published.
Podium and furnishing imagery on an agent microsite comes with no text schedule at all — nothing verifiable.

Every date in public, with its source — including the one that cannot be right

22 Feb 1984the licensee was incorporated, as Consolidated Factoring (M) Sdn Bhd — Bursa

10 Jan 2025renamed Sunsuria Damansara Sdn Bhd, three months before the deal — Bursa

17 Apr 2025Development Rights Agreement signed with Kwasa Development (13) Sdn Bhd. No planning permission and no building plan obtained as at this date — Bursa

by 15 Dec 2025the 90% land instalment of RM79,770,731 fell due; no construction could start until it was paid in full — Bursa

12 Aug 2026myBina records the project as “Planning, Design Stage (pre-construction)”

Aug 2026marketing goes live: “Open for Registration”, four condominium layouts, gallery open daily

3 Oct 2026weekend sales events still being advertised — and no APDL is published for any of that advertising

8 Oct 2026this page: no developer licence number and no APDL in public, so lapse cannot be assessed

Q2 2030expected completion — Bursa announcement, the governing date on this page

“2026”the completion date EdgeProp, myBina and IQI each print. Physically impossible — do not rely on it

WhatsApp Louis for the facilities schedule

Marketed, not filed

The four marketed condominium layouts — the developer’s own figures

There is no filed built-up schedule for this project, so there is nothing to check these against. Below are the developer’s own marketed built-ups, as printed on riasunsuria.com and on its own registration form, read on 8 October 2026. The square-metre figures are my conversions at 1 sq ft = 0.092903 m²; the developer publishes no metric figures.

No floor plan is published on this page. The developer’s own Type A graphic exists, but it is a marketing layout, not a filed schedule — ask me for it.

Type A

1,195 sq ft (≈111.0 m²) · 3 bedrooms · 3 bathrooms · 1 balcony

3 bedrooms1,195 sq ftmain parcel 1,173 + accessory 22 sq ft

The only layout for which the developer publishes a main-parcel and accessory-parcel split: 1,173 sq ft main parcel plus 22 sq ft accessory parcel. For Types B, C and D no such split is published, so for three of the four layouts a buyer cannot tell how much of the quoted built-up is accessory parcel. Car park allocation per type is not published by the developer. The smallest layout in the scheme — there is nothing below 1,195 sq ft.

No floor plan is published on this page. The developer’s own Type B graphic is a marketing layout, not a filed schedule.

Type B

1,486 sq ft (≈138.1 m²) · 4 bedrooms · 4 bathrooms · 1 balcony

4 bedrooms1,486 sq ftaccessory-parcel split not published

Every source that carries a layout list agrees on 1,486 sq ft. The main-parcel and accessory-parcel split is not published, and neither is the car park allocation. No source states whether the four layouts are distributed differently between the two towers.

No floor plan is published on this page. The developer’s own Type C graphic is a marketing layout, not a filed schedule.

Type C

1,604 sq ft (≈149.0 m²) · 4 bedrooms · 4 bathrooms · 1 balcony · 1 study or utility

4 bedrooms + study1,604 sq ftIQI’s range stops here

EdgeProp’s layout list omits the balcony the developer prints. IQI Global’s published built-up range stops at 1,604 sq ft and silently drops the largest type altogether, so a reader of that listing would never know Type D exists. The developer’s own registration form offers the room options “3 rooms”, “4 rooms” and “4+1 rooms”, which is where the study comes from.

No floor plan is published on this page. The developer’s own Type D graphic is a marketing layout, not a filed schedule.

Type D

1,841 sq ft (≈171.0 m²) · 4 bedrooms · 5 bathrooms · 1 balcony · 1 study or utility

4+1 rooms1,841 sq ftfour different figures in circulation

This is the field everything disagrees on. The developer’s own floor-plan caption and its own registration form both say 1,841 sq ft. EdgeProp prints 1,838 in its layout list and 1,841 in its own floor-plan caption, and does not reconcile them. One PropertyGuru agent listing headlines 1,850 sq ft — above every published layout. PropertyGuru’s project page says “5+ bedrooms”, which no developer layout supports. This page uses 1,841 because that is the developer’s own figure in two of its own documents, and it says plainly that the figure is a marketed built-up and not a filed one.

Nothing is published for the terraced homes by anyone, so nothing is shown here. Ask me and I will put the request to Sunsuria Damansara in writing.

The 26 three-storey terraced homes

Nothing published — not one figure

26 units3 storeysno particulars at all

Sunsuria’s own Q3 FY2026 results commentary and The Edge cover story both confirm 26 three-storey terraced homes. Beyond the count and the storeys, nobody publishes a single particular: no layout, no built-up, no land area, no bedroom or bathroom count, no car park, no price, no launch date, no share of the 9.464 acres, and no statement of whether they sit inside Phase 1, a later phase, or a separate licence. The marketing that went live in August 2026 is entirely the condominium. That is 5% of the units with a blank public record. Structurally they would also sell under a different statutory contract from the towers — the strata units under Schedule H, landed homes on individual title under Schedule G — but no source states that either, so treat it as a structural note and ask for the Schedule in writing.

Built-ups are the developer’s marketed figures, read on riasunsuria.com on 8 October 2026. No filed built-up schedule exists for this project, and no price per layout is published on this page. The figure that governs what you buy is the one written into the sale and purchase agreement. This is marketing information. It is not a price list, not a quotation and not an offer.

Artist impressions only

Gallery — the developer’s own renders, with the subject grade for each

Project render at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — Project render. CMS file title “Hero-Background” — the subject is **inferred** from the filename; the developer does not caption it. Artist impression only.

Grand entrance drop-off at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — Grand Entrance Drop-Off. Subject **confirmed** — the developer’s CMS title and its gallery caption agree. Artist impression only.

Lakefront balcony view at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — Lakefront Balcony View. Subject **confirmed** by the CMS title; the developer’s own gallery captions the same image “Lake View Balcony”. Two wordings by one developer. Artist impression only.

Thoughtfully designed interior spaces at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — “Thoughtfully-Designed Spaces”. Subject **confirmed** by the CMS title — a section banner rather than a named view. Artist impression only.

Facilities key plan at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — The developer’s facilities key plan, CMS title “RIA_Facilities_FA”. **Confirmed.** The only source that visually places the facilities — and it is a graphic, not a text schedule. Level assignments are published for only two of the nineteen facilities.

Developer location and masterplan map at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — The developer’s own location and masterplan map, August 2026 revision, CMS title “Ria-Full-Map”. **Confirmed.** A marketing map, not a survey plan or a master-plan parcel allocation.

Joy of Living township lifestyle render at RIA Sunsuria @ Kwasa Damansara by Sunsuria Damansara Sdn Bhd, Kwasa Damansara, Petaling, Shah Alam, Selangor — “Joy of Living – Kwasa Damansara”. Subject **confirmed** by the CMS title — a township mood image, not a named view of this project. Artist impression only.

Every gallery image on the developer’s own site carries the words “Artist Impression Only”, and that disclaimer travels with them here. Three further renders on the developer’s site (CMS titles “carousal2”, “carousal4”, “carousal5”) are reachable but have no subject recorded in the developer’s own CMS — its gallery prints five captions for three files, in an order it does not record — so they are left off this page rather than captioned with a guess. One promotional banner in the same media library is excluded from this page as a matter of standing policy. Bangsar Hill Park creatives also sit inside RIA’s media library; that is a different Sunsuria project with a different licensee, and none of them is here. Every URL above was individually verified against a 404 negative control on the developer’s own host.

WhatsApp Louis for the full image set

Proven by title, not by brochure

Location, and the distances the developer does publish

The land is identified by title: HSD 326637, PT 57005, Mukim Sungai Buloh, Daerah Petaling, Selangor, printed by Sunsuria Berhad in its Bursa Malaysia announcement of 17 April 2025. That is the cleanest location proof this project has, and it does not come from KPKT. No government register publishes a coordinate for it, and no parcel or plot code in the Kwasa Damansara master plan has been assigned to it in public. Every distance below is the developer’s own, from riasunsuria.com. Not one of them is mine, and nothing was carried across from a neighbouring project.

View on Google Maps

PT 57005 · HSD 326637Mukim Sungai Buloh · Daerah Petaling38,299 m² · 9.464 acres · freeholdApproving authority not yet published

No GPS coordinate for this project is published by any government register. The Selangor LPHS eHartanah register covers affordable schemes only, so an open-market condominium structurally cannot appear there — its silence proves nothing either way. The Waze link on the developer’s microsite is a developer-set pin, not a register coordinate.

Rail — one distance, one station

MRT Kwasa Damansara — approximately 300 m. An interchange between the MRT Kajang Line and the MRT Putrajaya Line, station codes KG04 and PY01, with a Park and Ride facility the developer describes as within walking distance. Carried by the developer’s own site, two agent sites, klpropertytalk and EdgeProp; PropertyGuru states it as “4 minutes (300 m)”. A straight-line figure — no source publishes the walking route.
MRT Kwasa Sentral — no distance published on this page. The developer’s own page says “300M to Kwasa Sentral” on the same page as the 300 m to Kwasa Damansara. They are two different stations one stop apart and cannot both be 300 m from one parcel, so neither that figure nor a substitute is published here. PropertyGuru lists the station (KG05) as nearby with no distance.
Rubber Research Institution (PY02) — listed as nearby by PropertyGuru, no distance given. Surian is named on the developer’s MRT graphic with no stop count.
Stop counts, as the developer’s own MRT graphic prints them: Kota Damansara 2 · Mutiara Damansara 4 · Bandar Utama 5 · Pusat Bandar Damansara 8 · Bukit Bintang 13 · TRX 14. Two further counts on the same graphic cannot be reliably attached to a station and are not published here.
The two KTM Komuter stations in Kwasa Land’s township release are township-level, unnamed and undistanced.

Parks — and why “Central Park” is ambiguous here

Taman Bandar @ Kwasa Damansara — 600 m (developer). This is the nearest named park with a published distance.
Denai Tiga Puteri Peak Entry Point — 3.6 km · Kota Damansara Community Forest Reserve — 3.6 km (developer).
The developer says the project “overlook[s] 42-acre Central Park with a 13.6-acre lake“. That is a sightline claim, not a distance — and no source publishes a distance to it, nor which towers, elevations or units have the view. The same page separately gives 600 m to Taman Bandar @ Kwasa Damansara, and never says whether those are the same park. The township’s own town-centre parcel has a different “Central Park” again, of about 10 acres. So “Central Park” names at least two parks in this township; this page keeps the names apart and imports no park figure from a neighbouring project.

Retail and township amenity — all developer figures

Urban Eats @ Kwasa Damansara 1.0 km · Kwasa Damansara City Centre (KDCC) 1.6 km
Star Avenue Lifestyle Mall 5.0 km · Sunway Giza Mall 5.3 km · The Strand Mall 5.6 km · IOI Damansara Mall 6.3 km
IPC / IKEA Damansara 8.7 km · The Curve 9.0 km · Uniqlo DA Square 10.2 km · 1 Utama Shopping Centre 10.9 km · Hextar World at Empire City 11.2 km · CITTA Mall 11.6 km

Education and healthcare — all developer figures

TLS International School 5.4 km · Sri KDU International School 5.6 km · SEGi University & Colleges 5.9 km · Malaysia University of Science and Technology 5.9 km · IGB International School 6.7 km · HELP International School & University 7.6 km · The International School @ ParkCity 12.8 km
Thomson Hospital Kota Damansara 5.3 km · Sunway Medical Centre Damansara 5.8 km · Hospital Sungai Buloh 7.3 km · Damansara Specialist Hospital 11.1 km · Ara Damansara Medical Centre 11.9 km · ParkCity Medical Centre 12.7 km
The nearest national primary and secondary school is not published by anyone. PropertyGuru lists “Kvmrt Training Centre”, “Kafa Integrasi Al-Mubarak” and “SMK Seksyen 8” as nearby with no distances — and the first of those is not a school at all.

Highways — named, never measured

The developer names NKVE, DASH, Guthrie, LATAR and the Federal Highway, and claims “direct DASH access via Jalan Sungai Buloh”. That named list has five entries; the same page says “6 major highways” in one place and “5 major highways” in another.
Kwasa Land’s township release names a different list again — NKVE, GCE, DASH — and says six major highways serve the township. That is a township claim, attributed to Kwasa Land.
No distance to any highway entry point is published by any source, and none is estimated here.
Sultan Abdul Aziz Shah Airport, Subang: “about 4 km” appears in Kwasa Land’s release as a township figure. It is not this project’s distance and is not presented as one.
Not published by anyone: nearest police station, fire station, petrol station, wet market, supermarket, post office or place of worship.

Township context — Kwasa Land’s figures, labelled as township figures

Master developer Kwasa Land Sdn Bhd (Co. No. 200901006931), wholly owned by the Employees Provident Fund Board. The land is a former Rubber Research Institute of Malaysia rubber estate in Sungai Buloh, bought in 2012 for RM2.3 billion.
2,330 acres (939 ha) per Wikipedia; 1,331 saleable acres per Kwasa Land’s own release. Development rights over 780 acres — 59% of the saleable land — have been granted to 16 development partners with a combined GDV close to RM40 billion.
25,000 planned homes including 10,000 affordable units; land for 15 new schools; over 250 acres across nine parks with more than 25 km of cycling and walking trails; two MRT stations and two KTM Komuter stations. All township figures, from Kwasa Land’s own release.
The developer’s microsite calls it “an approximately 2,257-acre masterplanned township”. No other source supports 2,257, so this page uses Kwasa Land’s and Wikipedia’s figures instead.
RIA is Sunsuria’s first project in Kwasa Damansara — Kwasa Land’s release, EdgeProp and Sunsuria’s own results commentary each say so independently. That is the one superlative here with primary support.

Every distance above is published by the named source beside it. None is mine, and nothing was carried across from a neighbouring project in this township. Where a place is named by a source but given no distance, this page says so rather than estimate.

The spine of this page

Statutory register — there is none, and this is what exists instead

Malaysian law requires a licensed housing developer to file and display statutory advertisement particulars, and that filing is public. For RIA Sunsuria @ Kwasa Damansara no such filing exists in public at all. That was established, not assumed. KPKT HIMS has no public search and its filed-advertisement path needs a developer licence serial that nobody publishes; no source anywhere prints an APDL number, so the usual shortcut is unusable; riasunsuria.com/apdl returns 404; the microsite’s own WordPress REST API returns its complete page list — exactly three pages, none of them a statutory block; the parent’s own website does not list RIA as a project at all and its developments page returns 404; and all three agent microsites carry no statutory block either, one of them stating plainly “we are an authorized marketing agent, not developer”. So rather than pretend to a filing, the three columns below set out exactly what the sources that do exist publish, and exactly what each one leaves blank.

(A) The statutory filing — what a KPKT advertisement block would carry	(B) Bursa Malaysia — Sunsuria Berhad, 17 April 2025	(C) The developer’s own microsite, riasunsuria.com
There is no statutory advertisement filing for this project anywhere in public. Every field a KPKT advertisement block would carry is therefore blank — not blank on this page, blank everywhere: Registered scheme name NOT PRINTED Pemaju NOT PRINTED in any filing. The developer’s own microsite footer and terms page print Sunsuria Damansara Sdn Bhd 198401002785 (115303-K) No. Lesen Pemaju NOT PRINTED / NOT PUBLISHED ANYWHERE Tempoh sah lesen NOT PRINTED / NOT PUBLISHED ANYWHERE No. Permit Iklan dan Jualan (APDL) NOT PRINTED / NOT PUBLISHED ANYWHERE Tempoh sah permit NOT PRINTED / NOT PUBLISHED ANYWHERE Pihak berkuasa yang meluluskan pelan bangunan NOT PRINTED — and as at 17 April 2025 no building plan had been obtained at all No. rujukan kelulusan pelan NOT PRINTED Jenis bangunan NOT PRINTED. Marketed as “Condominium” for the towers and “three-storey terraced homes” for the 26 Pegangan tanah freehold — but established from the land title in the Bursa announcement, not from a filing Sekatan kepentingan NOT PRINTED Bebanan / chargee NOT PRINTED in any filing. The current construction-financing position is unknown Jumlah unit, and per block, NOT PRINTED in a filing Bilangan tingkat NOT PRINTED Tempat letak kereta NOT PRINTED. No total bay count exists in public Tarikh dijangka siap NOT PRINTED in a filing — four competing dates circulate instead Harga jualan unit minimum–maksimum NOT PRINTED. NO FILED STATUTORY PRICE BAND EXISTS FOR THIS PROJECT Keluasan binaan (built-up schedule) NOT PRINTED in a filing Keluasan tanah NOT PRINTED in a filing — 38,299 m² comes from the land title Bumiputera allocation field no filing, so no field. Nothing to withhold, and nothing was sought Advertisement-approval statement (“IKLAN INI TELAH DILULUSKAN OLEH JABATAN PERUMAHAN NEGARA”) not present on any RIA material located	Sunsuria Berhad’s announcement of the Development Rights Agreement, 17 April 2025. This is the primary source for this page. Title HSD 326637 Lot PT 57005 Mukim Sungai Buloh · Daerah Petaling State Selangor Darul Ehsan · address as stated: Kwasa Damansara, Shah Alam Area 38,299 square metres — the announcement converts this itself to “approximately 9.464 acres” Tenure freehold Category of land use Bangunan · Express condition Bangunan Kediaman State of the land vacant · Encumbrances nil, as at 17 April 2025 Registered proprietor Kwasa Development (13) Sdn. Bhd. — not the developer Instrument Development Rights Agreement dated 17 April 2025. The developer receives the right to develop and sell residential units at its own cost; the landowner grants a power of attorney and may not charge or encumber the land Equity non-equity. No shares issued, no joint-venture company, no share split Consideration RM88,634,146 — RM8,863,415 (10%) on signing; RM79,770,731 (90%) within 9 months or by 15 December 2025, whichever is earlier; late payment at 7% per annum; no construction may start until it is paid in full Revenue share 1% of gross sales value per phase, payable within 6 months of that phase’s CCC, with a guaranteed minimum of RM4,917,754 Security RM250,000 refundable construction security deposit, plus a corporate guarantee from Sunsuria Berhad to the landowner Estimated gross development cost RM390 million · estimated gross sales value RM492 million as at April 2025 Unit cap 520 units, not to be exceeded without approval that does not increase the landowner’s public-facility, infrastructure or affordable-housing obligations Commencement obligation within 12 months of all approvals, or 24 months from the agreement, whichever is earlier Completion 72 months from the agreement or 60 months from commencement, whichever is earlier; up to 24 further months may be granted at 7% interest. Expected completion: second quarter 2030 Unsold stock must be transferred to the developer within 60 months of the CCC Planning status at the agreement date “no planning permissions or building plans have been obtained yet” Licensing the agreement requires the developer to obtain the licences under the Housing Development (Control and Licensing) Act 1966. Whether any has been issued is not public Licensee’s history incorporated 22 February 1984 as Consolidated Factoring (M) Sdn Bhd; renamed 10 January 2025; an indirect wholly-owned subsidiary of Sunsuria Berhad Registration numbers NOT PRINTED — the announcement names every party but prints no registration number for any of them	riasunsuria.com, read 8 October 2026. Marketing material, and labelled as such throughout this page. Developer Sunsuria Damansara Sdn Bhd 198401002785 (115303-K) — footer and terms-and-conditions page. The only place in public this registration number appears Headline “Open for Registration” · “Freehold Condominium in Kwasa Damansara” Marketed layouts 1,195 / 1,486 / 1,604 / 1,841 sq ft; 3, 4 and 4+1 rooms. Type A broken down as 1,173 main parcel + 22 accessory parcel — the only type for which that split is given Facilities a numbered list of 19, with a level assigned to only 2 of them and 3 marked “Space Provision” Distances a full schedule — and “300m” printed to two different MRT stations Township “an approximately 2,257-acre masterplanned township” — no other source supports 2,257; and “6 major highways” in one place against “5 major highways” in another Sales gallery RIA Sunsuria Gallery, Suite 1-3A & Suite 1-05, Ground Floor, Main Tower, Sunsuria Avenue, Persiaran Mahogani, Kota Damansara, PJU 5, 47810 Petaling Jaya · Monday to Sunday 9:30am–6:00pm · +03-9212 8461 Statutory block none. /apdl returns 404; the site’s own WordPress REST API returns its complete page list — exactly three pages, thank-you, personal-data-protection-act and terms-and-conditions Price NOT PRINTED. The registration form offers four budget brackets and prints no price Developer licence, APDL, approving authority, plan reference, unit count, storeys, completion date, built-up schedule NOT PRINTED on any page of the site Green nothing. None of the nine “Features” makes a green, energy, solar or certification claim Named developer officer NOT PRINTED

Column A is empty because the filing does not exist, not because it was not looked for. Column B is the primary source for this page — a Bursa Malaysia announcement by the listed parent, which prints the registered-title identification, the tenure, the land area, the consideration, the unit cap and the completion clocks, and does more work here than any filing. Column C is marketing material.

Certain commercial terms are deliberately withheld on this page as a matter of standing policy. This is marketing information. It is not a price list, not a quotation and not an offer.

Can the advertising permit be checked for lapse? No — and that is the finding

There is no APDL number and no APDL validity period in public, and there is no developer licence validity either, so whether the permit under which this project is being advertised is current or lapsed cannot be assessed at all. Nothing may be substituted for it: unlike projects where a licence validity at least exists to compare against, here both are missing. What can be said is uncomfortable. The microsite headline is “Open for Registration”; the sales gallery is open seven days a week from 9:30am to 6:00pm; weekend sales events were being advertised as recently as 3 October 2026; and not one public source carries the APDL under which that advertising is being done. That is the single most important thing a buyer should be told about this project. Ask Sunsuria Damansara Sdn Bhd for the developer licence number, the APDL number and both validity periods in writing, and ask before you pay a booking fee. I will put the request in for you.

Why there is no price on this page

There is no filed statutory Unit Selling Price minimum and maximum for this project — so there is nothing publishable, and no filed floor against which to test anything else. Four marketing “from” indications circulate on third-party portals and agent sites. They disagree with each other by about RM44,000 at the floor; two of the four are not independent, because one simply cites the other; one is deliberately masked by the agent who published it; and a promotional campaign was running on the developer’s own website across the same August-to-October 2026 registration period, with no source stating whether any of those figures sits before or after it. So none of them can be represented as a sale and purchase agreement price. Louis’s standing rule is to publish the SPA price and nothing else, and to leave a price out entirely when it cannot be established. The only figure that governs what you pay is the price list and the sale and purchase agreement at the sales gallery. Worth noting: the developer’s own registration form offers four budget brackets and prints no price at all. Separately, a per-square-foot figure on one agent listing is derived from a built-up that exceeds every published layout, so it is not carried here either.

Can a foreigner buy here?

This parcel sits in Mukim Sungai Buloh, Daerah Petaling, Selangor, inside Selangor’s Zone 1 and Zone 2 band. The Selangor state thresholds for foreign purchase are: Zone 1 and Zone 2 — RM2,000,000, and strata property and gated landed strata only; Zone 3, meaning Hulu Selangor and Sabak Bernam — RM1,000,000. For comparison, Kuala Lumpur and the Federal Territory sit at RM1,000,000 with EPU consent. The 494 condominium units are strata and meet the strata requirement; the 26 landed terraced homes would need to be gated landed strata to qualify, and no source states their title form. No source states the foreign-ownership position for this specific project, and no Bumiputera allocation or quota is published either — there is no filing in which such a field would appear. Ask me and I will put both questions to the developer in writing.

What sale and purchase contract will you sign?

No source states it, and there is no filing to read it from. It follows from the built form rather than from a document: the 494 strata condominium units would normally sell under Schedule H of the Housing Development (Control and Licensing) Regulations, and the 26 landed terraced homes on individual title under Schedule G. Treat that as a structural note, not as a sourced claim, and ask for the Schedule in writing. The Development Rights Agreement does oblige the developer to obtain the licences under the Housing Development (Control and Licensing) Act 1966 — but whether any licence has actually been issued, and to whom, is not public. Both components are intended to be HDA-licensed, so both should carry the statutory protections; that intention is in the agreement, and the licence itself is not in public.

Construction progress

No percentage of completion is published by anyone. myBina recorded the project as “Planning, Design Stage (pre-construction)” on 12 August 2026 — two months before this page was written, and after marketing had gone live. Under the agreement no construction could begin until the 90% land instalment was paid in full, which fell due by 15 December 2025, and the developer was obliged to commence within 12 months of receiving all approvals or 24 months of the agreement, whichever came first. No actual commencement date, no developer-stated vacant possession or CCC date, and no construction contract sum is published; the RM390 million in the announcement is an estimated gross development cost, not a contract sum. One main contractor and five consultants — civil and structural engineer, mechanical and electrical engineer, quantity surveyor, architect and a green building consultant — are recorded by myBina as appointed, with every name paywalled. No Bursa contract-award announcement for RIA’s construction was found, and no Kwasa Damansara township infrastructure contract is attributable to this project.

Not published, therefore not on this page

Anything no named source published. On the statutory side: the developer licence number and its validity, the APDL and its validity, the registered scheme name as filed, the filed building type, the approving authority and the building-plan approval reference, the development order reference, sekatan kepentingan, any current chargee, the filed Unit Selling Price minimum and maximum, the filed built-up schedule, the filed expected completion date, and any Bumiputera allocation or quota. On the product: units per tower from any developer or filed source (227 and 267 comes from one agent site), the storey count from anything but one magazine article, total car park bays, bays per type from the developer, visitor bays, lift count and the lift-to-unit ratio, floor-to-ceiling height, level assignments for seventeen of the nineteen facilities, the main-parcel and accessory-parcel split for Types B, C and D, how the four layouts are distributed between the two towers, and the furnishing specification. On the 26 three-storey terraced homes: everything, including their share of the 9.464 acres and whether they are inside Phase 1 at all. On money and timing: the service charge and sinking fund rates, every consultant’s and the main contractor’s name, the construction contract sum, the actual commencement date, and a developer-stated vacant possession date. On location: a government-register coordinate, the parcel code in the master plan, a distance to the 42-acre Central Park and its lake, whether that park is the same as Taman Bandar @ Kwasa Damansara, a distance to any highway entry point, the nearest national primary and secondary school, and the MRT walking route. On legal and green: whether the HDA licence has actually been issued and to whom, the management by-laws including whether pets are in fact permitted, any green certification at any status, and any award. It also excludes, as a matter of standing policy, any discount, rebate, nett price, promotion, freebie, incentive, commission, leaseback or guaranteed-rental rate, or yield projection. Ask me for the documents instead.

Who you contract with

The developer, and how it got the land

The company a buyer contracts with is SUNSURIA DAMANSARA SDN. BHD., company registration number 198401002785 (115303-K). That number is printed in exactly one place in public — the footer and the terms-and-conditions page of the developer’s own microsite, riasunsuria.com. The Bursa Malaysia announcement names every party to the deal but prints no registration number for any of them.

It is not Sunsuria Berhad. Sunsuria Berhad, 196801000641 (8235-K), is the listed parent; Sunsuria Damansara Sdn Bhd is an indirect wholly-owned subsidiary and the contracting entity. An agent microsite puts “Sunsuria Berhad” in its Developer field while its own disclaimer, on the same page, names Sunsuria Damansara Sdn Bhd — it contradicts itself. A PropertyGuru agent listing repeats the parent-company error, and EdgeProp’s August 2026 article names no legal entity at all, only “Sunsuria”. Sunsuria Berhad’s exposure here is the corporate guarantee it gave the landowner for the land payments. That is a guarantee to the landowner, not to purchasers.

The licensee is a 1984 company renamed for this deal. Sunsuria Damansara Sdn Bhd was incorporated on 22 February 1984 as CONSOLIDATED FACTORING (M) SDN. BHD. and renamed effective 10 January 2025, three months before the development-rights agreement was signed. Both facts come from the Bursa announcement. So “198401002785” reads like four decades of developer track record and is nothing of the kind: in substance this is a single-project vehicle. Anyone reading “incorporated 1984” as a track record is reading it wrong. It is worth saying plainly because the number is on the developer’s own website and nothing beside it explains this.

The land is not the developer’s, and no marketing source says so. The registered proprietor of HSD 326637 / PT 57005 is and remains Kwasa Development (13) Sdn. Bhd., a property developer wholly owned by Kwasa Land Sdn Bhd, which is itself wholly owned by the Employees Provident Fund Board. Under a Development Rights Agreement dated 17 April 2025, Sunsuria Damansara Sdn Bhd received the right to develop and sell residential units on the land at its own cost, in accordance with approved plans. The landowner must grant it a power of attorney and may not charge or encumber the land. No shares were issued, there is no joint-venture company and there is no equity split. The consideration was RM88,634,146 — RM8,863,415 on signing and the RM79,770,731 balance within nine months or by 15 December 2025, whichever came first, with no construction permitted until it was paid in full — plus 1% of gross sales value per phase, with a guaranteed minimum of RM4,917,754, payable within six months of each phase’s certificate of completion and compliance. Estimated gross development cost: RM390 million. A RM250,000 refundable construction security deposit and a corporate guarantee from the parent sit behind it, and a change in the developer’s substantial shareholder requires the landowner’s prior written approval.

Do not read that as a joint venture. Both press releases — Kwasa Land’s and Sunsuria’s — soften it to a “strategic partnership”, which is exactly how the structure gets mis-stated. It is a grant of development rights over land the landowner continues to own. Three different structures exist in this one township and they are routinely swapped: two neighbouring projects sit on a Kwasa Land joint venture, another on a development-rights and revenue-sharing award to a different developer, and a fourth’s licensee is the joint-venture company itself. RIA is the Development Rights Agreement with the landowner retaining title. The practical consequence for a buyer is worth stating: the strata titles buyers eventually receive depend on a title chain that runs through the landowner, and this appears in the Bursa announcement and nowhere else.

Project value has moved, and the developer has not explained it. The April 2025 announcement put estimated gross sales value at RM492 million. The Edge’s cover story carries an unlabelled “project value” of RM580 million. Sunsuria’s own Q3 FY2026 results commentary gives an estimated GDV of RM630 million — a RM138 million, 28% increase on the April 2025 figure, for the same 520-unit cap on the same 9.464 acres, with no explanation published anywhere. This page quotes RM630 million, dated and attributed to the developer’s own results commentary, and does not present RM492 million as current. myBina grades the project only as “more than 100 million”, with the exact figure paywalled.

Nothing green, and no award. myBina records one green building consultant as appointed, name paywalled. An appointed consultant is not a certification, not a provisional certification and not a public target. The GreenRE public register was fetched and returned about 130 Gold rows, including rows shown as provisional certifications, with no Sunsuria, RIA or Kwasa Damansara entry — a meaningful negative, not an inconclusive one. No Green Building Index record exists and nobody claims one. The developer’s own nine “Features” make no green, energy, solar or certification claim at all; its only adjacent claims are “rooms facing outwards for continuous airflow and natural light” and township green-space description. The parent’s accolades page returns “No awards found”, and neither the 13th PropertyGuru Asia Awards Malaysia nor the 11th StarProperty Awards 2026 mentions Sunsuria or RIA. The group CEO’s quote invoking “our proven track record with landmark developments such as Sunsuria City” is a group track record, not an RIA credential — and Bangsar Hill Park, whose marketing creatives are sitting inside RIA’s own media library, is a different project with a different licensee entirely.

A positioning contradiction inside the developer’s own material, worth knowing before you view. The April 2025 press release says the project targets “individuals and smaller families seeking an urban lifestyle”. Eighteen months later the microsite’s entire pitch is multi-generational family living, with 4- and 4+1-bedroom layouts up to 1,841 sq ft and not a single unit under 1,195 sq ft. The product moved; the press release did not. “Multi-generational” and “Universal Design” are at least partly evidenced by the product itself — a Senior Citizen Activity Lounge on the facilities list and the stated “stroller and wheelchair-friendly design within units and common areas” — but no accessibility standard, certification or audit is named, so treat Universal Design as a descriptive claim, not a certified one. “Exclusive” has no referent: freehold title is not exclusive within this township.

Sales gallery, as the developer prints it: RIA Sunsuria Gallery, Suite 1-3A & Suite 1-05, Ground Floor, Main Tower, Sunsuria Avenue, Persiaran Mahogani, Kota Damansara, PJU 5, 47810 Petaling Jaya, Selangor. Telephone as published: +03-9212 8461. Open Monday to Sunday, 9:30am to 6:00pm. No developer officer is named in public. Whether the HDA licence has actually been issued, and to whom, is not public either.

Sources for this section: Sunsuria Berhad’s Bursa Malaysia announcement of 17 April 2025; the Kwasa Land and Sunsuria press releases — the English versions, because the Malay version of the township release carries an arithmetic error in its saleable-land figure; riasunsuria.com and its terms-and-conditions page; sunsuria.com; Sunsuria’s Q3 FY2026 results commentary as reported by EdgeProp; The Edge cover story; Bernama; The Star; StarProperty; myBina; and the GreenRE public register. All read on 8 October 2026.

Answered from named sources

Frequently asked questions about RIA Sunsuria @ Kwasa Damansara

Where exactly is RIA Sunsuria @ Kwasa Damansara?

On a 9.464-acre freehold parcel in Kwasa Damansara, identified by title as HSD 326637, PT 57005, Mukim Sungai Buloh, Daerah Petaling, Selangor. That identification is printed by Sunsuria Berhad in its Bursa Malaysia announcement of 17 April 2025, which gives the address as Kwasa Damansara, Shah Alam and the area as 38,299 square metres, converting it itself to approximately 9.464 acres. No government register publishes a coordinate for this project, and no parcel or plot code in the Kwasa Damansara master plan has been assigned to it in public. Do not confuse it with “Residensi Ria, Bangsar South”, which is a Kuala Lumpur RUMAWIP scheme, or with EdgeProp’s “RESIDENSI RIA, Shah Alam” database record, which is attributed to a different developer entirely.

What is the registered scheme name — is it “Residensi RIA”?

Nobody publishes a registered scheme name for this project, because there is no statutory filing at all. “Residensi RIA” is the title and URL slug PropertyGuru uses — and PropertyGuru’s own project page answers “registered project name: not stated”. It is a portal form, not a filed name, and this page does not print it as though it were one. The developer’s own brand name is “RIA Sunsuria”; the long marketing form is “RIA Sunsuria @ Kwasa Damansara”; agents also circulate “RIA Residence” and “Ria Residence @ Kwasa Damansara”; and the developer’s own connectivity graphic calls it “RIA Damansara”, so the microsite is inconsistent with itself. Ask for the registered name in writing before you sign anything.

Who is the licensed developer, and is it Sunsuria Berhad?

The company a buyer contracts with is SUNSURIA DAMANSARA SDN. BHD., registration number 198401002785 (115303-K) — printed in exactly one place in public, the footer and terms-and-conditions page of riasunsuria.com. It is not Sunsuria Berhad, 196801000641 (8235-K), which is the listed parent. An agent microsite puts “Sunsuria Berhad” in its Developer field while its own disclaimer on the same page names Sunsuria Damansara Sdn Bhd, and a PropertyGuru agent listing repeats the parent-company error. Sunsuria Berhad’s exposure here is the corporate guarantee it gave the landowner for the land payments — a guarantee to the landowner, not to purchasers. One more thing worth knowing: Sunsuria Damansara Sdn Bhd was incorporated on 22 February 1984 as CONSOLIDATED FACTORING (M) SDN. BHD. and renamed effective 10 January 2025, three months before the development-rights agreement. So the 1984 registration number reads as four decades of track record that this entity does not have; in substance it is a single-project vehicle.

Is the developer licence number and the APDL published?

No — and that is the most important thing on this page. There is no statutory advertisement filing for this project anywhere in public: no KPKT HIMS brochure, no No. Lesen Pemaju, no licence validity period, no APDL number, no permit validity period, no approving authority, no building-plan reference, no filed building type, no filed unit count per block, no filed storey count, no filed built-up schedule, no filed completion date, no filed price range, and no advertisement-approval statement. That was established rather than assumed. KPKT HIMS has no public search and its filed-advertisement path needs a developer licence serial nobody publishes; no source anywhere prints an APDL, so the usual shortcut is unusable; riasunsuria.com/apdl returns 404; the microsite’s own WordPress REST API returns its complete page list — exactly three pages, none of them a statutory block; the parent’s website does not list RIA as a project at all; and all three agent microsites carry no statutory block either. Because there is no APDL number and no validity period, whether the permit is current or lapsed cannot be assessed. Meanwhile the microsite headline is “Open for Registration”, the gallery is open seven days a week, and weekend sales events were being advertised as recently as 3 October 2026. Ask the developer for the licence number, the APDL and both validity periods in writing, before you pay a booking fee.

How many units, how many towers, how many storeys?

520 residential units in total: 494 condominium units in two towers, plus 26 three-storey terraced homes. That split comes from Sunsuria’s own Q3 FY2026 results commentary, reported verbatim by EdgeProp, and independently from The Edge cover story — and it reconciles exactly to the 520-unit cap written into the Development Rights Agreement. EdgeProp’s August 2026 article is wrong when it writes “520 residential units (2 towers of high-rise condominium)”: it puts all 520 in the towers. Two towers is well sourced. The storey count is not: 21 storeys per tower rests on one source only, The Edge cover story, and no filing, no developer page and no portal states a storey count. The per-tower split of 227 and 267 units comes from one agent site only; it adds to 494, which is a check, not a proof. “24 homes per typical floor” comes from one agent listing, and only reconciles with 21 storeys under an assumption neither source states.

What layouts are available?

Four marketed condominium layouts, from the developer’s own site and its own registration form: Type A 1,195 sq ft, 3 bedrooms, 3 bathrooms; Type B 1,486 sq ft, 4 bedrooms, 4 bathrooms; Type C 1,604 sq ft, 4 bedrooms, 4 bathrooms plus a study; Type D 1,841 sq ft, 4 bedrooms, 5 bathrooms plus a study. Each has one balcony. There is no filed built-up schedule for this project, so there is nothing to check those against. The largest layout is the field everything disagrees on: the developer’s floor plan and registration form say 1,841; EdgeProp prints 1,838 in its layout list and 1,841 in its own caption without reconciling them; one PropertyGuru agent listing headlines 1,850, above every published layout; and IQI’s published range simply stops at 1,604 and drops the largest type. PropertyGuru’s “5+ bedrooms” is supported by no developer layout. Only Type A has a published main-parcel and accessory-parcel split, 1,173 plus 22 sq ft; for B, C and D a buyer cannot tell how much of the quoted built-up is accessory parcel. Car park allocation per type is not published by the developer. And for the 26 three-storey terraced homes — 5% of the units — not one layout, built-up, land area, room count, car park figure, price or launch date is published by anyone.

What is the price?

This page publishes no price, deliberately. There is no filed statutory Unit Selling Price minimum and maximum for this project, so there is nothing publishable and no filed floor against which to test anything else. Four marketing “from” indications circulate on third-party portals and agent sites; they disagree with each other by about RM44,000 at the floor, two of the four are not independent because one cites the other, one is deliberately masked by the agent who published it, and a promotional campaign was running on the developer’s own website across the same August-to-October 2026 registration period, with no source stating whether any figure sits before or after it. Louis’s standing rule is to publish the SPA price and nothing else, and to leave a price out entirely when it cannot be established. The only figure that governs what you pay is the price list and the sale and purchase agreement at the sales gallery. Worth noting: the developer’s own registration form offers four budget brackets and prints no price at all. For context on scale rather than on price, Sunsuria’s Q3 FY2026 commentary puts the estimated GDV at RM630 million, up from RM492 million in the April 2025 announcement, with no explanation published.

When will it be completed?

Second quarter 2030 is the date this page uses. It is the expected completion stated by Sunsuria Berhad in its Bursa Malaysia announcement of 17 April 2025 — the listed parent’s own statement to the exchange — and it is consistent with the agreement’s own clocks, which require completion within 72 months of the agreement or 60 months of commencement, whichever is earlier, with the landowner able to grant up to 24 further months at interest. The Edge says January 2030 and PropertyGuru says 2030, both close. But three sources carry a 2026 completion that is physically impossible: EdgeProp says “target completion: 2026”, myBina says “Target October 2026” and IQI says 30 August 2026 — while myBina itself recorded the project as pre-construction on 12 August 2026, and the agreement barred construction until the land payment was fully settled. Those three have mistaken a launch or registration date for a completion date. There is no filed completion date, and no developer-stated vacant possession or CCC date. Ask for the date written into the sale and purchase agreement; that is the only one with a defect liability period and liquidated damages behind it.

Who owns the land?

Not the developer. The registered proprietor of HSD 326637 / PT 57005 is and remains Kwasa Development (13) Sdn. Bhd., wholly owned by Kwasa Land Sdn Bhd, which is itself wholly owned by the Employees Provident Fund Board. Under a Development Rights Agreement dated 17 April 2025, Sunsuria Damansara Sdn Bhd received the right to develop and sell residential units on the land at its own cost; the landowner must grant it a power of attorney and may not charge or encumber the land. No shares were issued, there is no joint-venture company and there is no equity split. The consideration was RM88,634,146 for the development rights — 10% on signing, the 90% balance within nine months or by 15 December 2025 — plus 1% of gross sales value per phase, with a guaranteed minimum of RM4,917,754, payable within six months of each phase’s certificate of completion and compliance. Estimated gross development cost: RM390 million. Both press releases soften this to a “strategic partnership”, which is exactly how the structure gets mis-stated. It is not a joint venture and it is not a land purchase. The practical consequence is worth stating plainly: the strata titles buyers eventually receive depend on a title chain that runs through the landowner, and no marketing source mentions this at all. The tenure itself is proven freehold, from the title in the same announcement, with category of use “Bangunan” and express condition “Bangunan Kediaman”, and encumbrances recorded as nil as at 17 April 2025 — the current position on any construction-financing charge is unknown.

Is it really “low density”?

The developer’s “Low Density” feature heading, with the body text “thoughtfully planned with fewer units for better privacy and comfort”, is not supported by the arithmetic. 520 units on 9.464 acres is about 54.9 units per acre; the condominium alone against the whole parcel is about 52.2. Both are my own arithmetic, using the parcel size from the Bursa announcement, and neither is low density for a Malaysian high-rise scheme — mid-density is the fair word. The honest answer is stronger than that: the condominium’s own density cannot be computed at all, because the 9.464 acres is shared with 26 three-storey terraced homes and the sub-parcel split is not published by anyone. Any “units per acre” quoted for the condominium is quoting a denominator nobody has published. And dividing 520 units by the township’s 2,330 acres, or by the microsite’s 2,257, produces a flattering fraction that means nothing — density is units divided by this project’s own parcel. What is defensibly true is this: two towers sharing a 9.464-acre parcel with only 26 landed homes, and a four-layout range that starts at 1,195 sq ft with no small units at all. That is a large-unit, low-unit-count tower, which is what the developer is actually selling.

How far is the MRT, and what else has a published distance?

Approximately 300 m to MRT Kwasa Damansara, an interchange between the MRT Kajang Line and the MRT Putrajaya Line, station codes KG04 and PY01. That figure is carried by the developer’s own site, two agent sites, klpropertytalk and EdgeProp, and PropertyGuru states it as “4 minutes (300 m)”. It is a straight-line figure; no source publishes the walking route. The developer’s own page also says “300M to Kwasa Sentral” — a different station on the same line, one stop away. They cannot both be 300 m from one parcel, so this page publishes no distance to Kwasa Sentral at all rather than pick one. The developer does publish a full distance schedule, which is better than most: Taman Bandar @ Kwasa Damansara 600 m, Urban Eats 1.0 km, Kwasa Damansara City Centre 1.6 km, Thomson Hospital Kota Damansara 5.3 km, Hospital Sungai Buloh 7.3 km, TLS International School 5.4 km, Sri KDU International School 5.6 km, 1 Utama 10.9 km, and more in the location section above. Not published by anyone: a distance to the 42-acre Central Park and its 13.6-acre lake that the developer says the project overlooks, whether that park is the same as Taman Bandar @ Kwasa Damansara, a distance to any highway entry point, and the nearest national primary and secondary school. The “about 4 km to Subang airport” figure in circulation is a township figure from Kwasa Land’s release, not this project’s.

Is it green-certified, or has it won awards?

No, on both counts, and the honest category is “nothing at all” — not certified, not provisional, not publicly targeted. myBina records that one green building consultant has been appointed, name paywalled. An appointed consultant is not a certification. The GreenRE public register was fetched and returned about 130 Gold rows, including rows shown as provisional certifications, with no Sunsuria entry, no RIA entry and no Kwasa Damansara entry — so that is a meaningful negative, not an inconclusive one. No Green Building Index record exists for this project and nobody claims one. The developer’s own nine “Features” make no green, energy, solar or certification claim at all. No award of any kind is attributed to this project: the parent’s own accolades page returns “No awards found”, and neither the 13th PropertyGuru Asia Awards Malaysia nor the 11th StarProperty Awards 2026 mentions Sunsuria or RIA. The group CEO’s quote invoking “our proven track record with landmark developments such as Sunsuria City” is a group track record, not an RIA credential — and Bangsar Hill Park, whose creatives are sitting inside RIA’s own media library, is a different project with a different licensee.

Can a foreigner buy here?

This parcel sits in Mukim Sungai Buloh, Daerah Petaling, Selangor, inside Selangor’s Zone 1 and Zone 2 band. The Selangor state thresholds for foreign purchase are: Zone 1 and Zone 2 — RM2,000,000, and strata property and gated landed strata only; Zone 3, meaning Hulu Selangor and Sabak Bernam — RM1,000,000. For comparison, Kuala Lumpur and the Federal Territory sit at RM1,000,000 with EPU consent. The 494 condominium units are strata, so they meet the strata requirement; the 26 landed terraced homes would need to be gated landed strata to qualify, and no source states their title form. No source states the foreign-ownership position for this specific project, and no Bumiputera allocation or quota is published either — there is no filing in which such a field would appear. Ask me and I will put both questions to Sunsuria Damansara Sdn Bhd in writing.

Which local authority approves it, and is it MBSA?

Not published — and this page will not guess. There is no statutory filing, so there is no “Pihak berkuasa yang meluluskan pelan bangunan” field and no building-plan reference number. The Bursa announcement states that as at 17 April 2025 no planning permissions or building plans had been obtained at all, and that the developer must obtain the development order and building plans based on the landowner’s urban design guidelines. myBina still recorded the project as “Planning, Design Stage (pre-construction)” on 12 August 2026. The mukim and daerah are proven from the land title; the approving authority is not. Wikipedia describes the township as straddling two local authorities, with the northern portion in Shah Alam and the southern portion in Petaling Jaya — and on a neighbouring project in this very township a developer-published MBPJ reference has already been caught as an error. So the correct answer here is “approving authority not yet published”, which is both true and safer.

What does this page deliberately not publish?

Anything no named source published. On the statutory side: the developer licence number and its validity, the APDL and its validity, the registered scheme name as filed, the filed building type, the approving authority and the building-plan approval reference, the development order reference, sekatan kepentingan, any current chargee, the filed Unit Selling Price minimum and maximum, the filed built-up schedule, the filed expected completion date, and any Bumiputera allocation or quota. On the product: units per tower from any developer or filed source, the storey count from anything but one magazine article, total car park bays, bays per type from the developer, visitor bays, lift count and the lift-to-unit ratio, floor-to-ceiling height, level assignments for seventeen of the nineteen facilities, the main-parcel and accessory-parcel split for Types B, C and D, how the four layouts are distributed between the two towers, and the furnishing specification. On the 26 three-storey terraced homes: everything, including their share of the 9.464 acres and whether they are inside Phase 1 at all. On money and timing: the service charge and sinking fund rates, every consultant’s and the main contractor’s name, the construction contract sum, the actual commencement date and a developer-stated vacant possession date. On location: a government-register coordinate, the parcel code in the master plan, a distance to the 42-acre Central Park and its lake, a distance to any highway entry point, the nearest national schools, and the MRT walking route. On legal and green: whether the HDA licence has actually been issued and to whom, the management by-laws including whether pets are in fact permitted, any green certification at any status, and any award. It also excludes certain commercial terms as a matter of standing policy — none of them, from any source. Ask me for the documents instead.

Ask for the APDL before you ask for the price

There is no statutory filing for this project in public, no developer licence number and no APDL — and therefore no filed price band — while the gallery is open daily and sales events were being advertised into October 2026. Ask Sunsuria Damansara Sdn Bhd, in writing, for the developer licence number and the APDL with both validity periods, the Schedule the sale and purchase agreement runs under, and the price list. I will put the request in and send you what comes back, whatever it says.

WhatsApp Louis Koh Call +60 10-906 6685

Louis Koh, Director, LK Group Marketing · IQI Realty Sdn Bhd · Registered Estate Agency. This is marketing information. It is not a price list, not a quotation and not an offer.

Louis Koh

Director, LK Group Marketing · IQI Realty Sdn Bhd · Registered Estate Agency

I work KL and Selangor new launches, and I publish the filed statutory particulars and the government registry record rather than brochure copy. On this project there is nothing filed to publish — so I have published that fact instead, along with the Bursa Malaysia announcement that does the work a filing normally does, and a list of every blank. If a figure on this page matters to your decision, ask me for the document it came from and I will send it. If a blank on this page matters, I will go and ask Sunsuria Damansara Sdn Bhd in writing.

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Published 8 October 2026 · Last verified 8 October 2026 · Built from Sunsuria Berhad’s Bursa Malaysia announcement of 17 April 2025, the developer’s own microsite riasunsuria.com and its WordPress REST API, Sunsuria’s Q3 FY2026 results commentary, the Kwasa Land and Sunsuria press releases, The Edge, EdgeProp, Bernama, The Star, StarProperty, myBina, the GreenRE public register and the Selangor LPHS eHartanah register — all read on 8 October 2026. No filed KPKT advertisement particulars exist in publicly reachable form for this project, so no developer licence number, APDL or filed price range is published above. This is marketing information. It is not a price list, not a quotation and not an offer.

RIA Sunsuria @ Kwasa Damansara494 condominium + 26 terraced · freehold · 9.464 acres · PT 57005, Mukim Sungai Buloh · no APDL published anywhere

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Developer: Sunsuria (2 developments on this site)

Where it is: Kwasa Damansara, Selangor

All developers covered

RIA Sunsuria @ Kwasa Damansara at a glance

Jump straight to what you came for

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

There is no statutory filing at all — and that was proved, not assumed

The land is not the developer’s

The licensee is a 1984 shell renamed in January 2025

494 or 520 — resolved, and EdgeProp has it wrong

A 2026 completion date is circulating and it cannot happen

The developer’s own page prints 300 m to two different stations

“Low Density” is not what the arithmetic says — and the real answer is that it cannot be computed

No local authority is published, so this page does not name one

“RIA” and “Residensi Ria” collide with two unrelated projects

Nothing green is certified, provisional, or even publicly targeted

The 26 terraced homes are a blank page, and the township figure on the developer’s own site is unsupported

Project DNA — facilities, density and the dates that disagree

The developer’s nineteen facilities, in its own words

Water and leisure

Sport

Family and community

Marked “Space Provision” by the developer — space, not a fitted-out facility

Landscape and services

Claimed on portals and agent sites but NOT on the developer’s list — treat as unverified

Every date in public, with its source — including the one that cannot be right

The four marketed condominium layouts — the developer’s own figures

Type A

Type B

Type C

Type D

The 26 three-storey terraced homes

Gallery — the developer’s own renders, with the subject grade for each

Location, and the distances the developer does publish

Rail — one distance, one station

Parks — and why “Central Park” is ambiguous here

Retail and township amenity — all developer figures

Education and healthcare — all developer figures

Highways — named, never measured

Township context — Kwasa Land’s figures, labelled as township figures

Statutory register — there is none, and this is what exists instead

Can the advertising permit be checked for lapse? No — and that is the finding

Why there is no price on this page

Can a foreigner buy here?

What sale and purchase contract will you sign?

Construction progress

Not published, therefore not on this page

The developer, and how it got the land

Frequently asked questions about RIA Sunsuria @ Kwasa Damansara

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Ask for the APDL before you ask for the price

Louis Koh

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