The Maxxon Residences (Residensi Bukit Perdana)

Selangor — the Hulu Langat district — despite every advertisement calling it Cheras. The building plan on Hexxon's own advertising permit was approved by Majlis Perbandaran Kajang, reference Bil.(10)dlm.MPKj.6/P/23/2023. The developer's registered office and its sales gallery both carry 43200 postcodes and both print the word Selangor. A major listing portal files the same project under Balakong, Selangor.

Cheras is a name, not a boundary. It stretches from inside Kuala Lumpur out past Balakong towards Kajang, and the state line runs straight through the middle of it. Bandar Damai Perdana sits on the Selangor side.

Four things change because of it. Assessment is billed by Kajang Municipal Council, not DBKL, at council rates. Building and strata approvals go through MPKj. The minimum purchase price for a non-citizen is set by Selangor and is zoned — Hulu Langat sits in the highest zone. And state consent for a foreign transfer is a Selangor state process, not a Federal Territory one.

If you are shortlisting this against something in Pandan Perdana or Bandar Sri Permaisuri, you are comparing across a state line, and the numbers that apply to those projects do not apply here. Check the approving authority printed on each developer's permit — it is the single fastest way to settle the question.

No. Not one apartment in the development qualifies. The highest price registered on the advertising permit is RM973,000, in the 32-storey block. Selangor's minimum purchase price for a non-citizen exceeds that in every zone of the state, and Hulu Langat — where this site sits — falls in Selangor's top zone, where the published minimum for strata property is materially higher again.

I want to be careful and precise here, because Selangor has revised this policy more than once. Confirm the current state circular with a conveyancing lawyer before you rely on any figure. But the conclusion does not turn on which version is current: even the lowest minimum Selangor has applied in recent years sits above RM973,000. The gate is shut either way.

Two further Selangor-specific points, for anyone comparing states. Selangor restricts foreign buyers to strata and strata-titled landed property — ordinary individual-title landed housing is not open to non-citizens at all, which is why the villas on this same site are equally out of reach. And foreign ownership within a development is capped as a proportion of the non-Bumiputera units, so even in a qualifying project the door is not wide open.

For completeness: “foreign interest” includes Malaysian permanent residents, who are not exempt from the price floor. MM2H changes your visa, not the threshold. And since 1 January 2026 a flat 8% stamp duty applies to residential property acquired by a non-citizen who is not a permanent resident, with real property gains tax on exit at 30% within five years and 10% from the sixth year. None of that becomes relevant here, because you cannot get past the first hurdle.

If you are Malaysian, ignore this answer entirely — it does not apply to you.

Three layouts on the developer's own material: Type A at 1,000 sq ft with three bedrooms and two bathrooms; Type B at 1,150 sq ft with four bedrooms and two bathrooms; Type C at 1,500 sq ft with 4+1 bedrooms, three bathrooms, sold as a dual-key. Car parks run two bays for Type A, two to three for Type B and three for Type C.

Here is a discrepancy you will hit if you research this yourself. One major listing portal shows the same project — filed under the Malay scheme name Bukit Perdana Residences — with a completely different unit table: Types A, A1, D and D1 at 990 sq ft and 1,205 sq ft. Its own descriptive text on the same page says the range is 1,213 to 1,500 sq ft, which does not agree with its own table either.

I use the developer's figures, for two reasons. First, the developer publishes actual floor plan drawings labelled Type A 1,000sf, Type B 1,150sf and Type C 1,500sf. Second, the same three layouts and areas appear in the published trade review of the project. The portal's table looks like a database import that has picked up a different or superseded submission.

That said, square footage on a marketing plan is a rounded figure, and the number that binds is the built-up area written into your sale and purchase agreement. If you are buying a specific unit, ask for the SPA area and the strata share unit allocation, not the brochure number. A 10 sq ft difference is trivial; a 200 sq ft difference is a different property.

One more thing about Type C: dual-key means one title, two separately lockable portions. That is useful for a multigenerational household or for letting one side. It also narrows your resale audience and can make bank valuation a touch more conservative. Worth knowing before you pay the premium for it.

Two apartment blocks. One is 36 storeys with 446 units; the other is 32 storeys with 370 units. Total 816 apartments. Those figures come straight off the advertising permit, which also records the third component of the scheme: 50 three-storey terrace houses. Add them together and the whole development is 866 homes on 9.625 acres.

What the developer has not published is which block is which. Its gallery captions refer to a “Block A” lobby, and one agent page asserts Block A is the 36-storey block, but Hexxon itself does not state it. I am not going to repeat an unattributed claim as fact. Ask the sales gallery to point at the site plan and tell you the block name, the storey count and the unit count together.

Also unpublished: units per floor and the number of lifts per block. In a 36-storey building those two numbers determine your morning. Eight units per floor served by three lifts is a very different building from twelve units served by three. The developer's website shows an animated counter for “units per floor” that never resolves to a printed figure.

The price gap between the blocks is the most interesting published fact here: the 36-storey block starts at RM447,000, the 32-storey block starts at RM562,000 — RM115,000 higher for a shorter building. Something differentiates them and the developer has not said what. Aspect, layout mix and facing are the usual candidates. Get the answer before you choose.

I cannot give you a distance, because no one credible has published one — and I would rather say that than make a number up.

Here is exactly what exists. Hexxon's accessibility page lists more than sixty destinations by name across nine categories — hypermarkets, malls, universities, international schools, primary and secondary schools, healthcare, outdoor recreation and nine expressways — and attaches no kilometres and no travel times to any of them. The published trade review of the project does the same thing: it names SUKE, SILK, LEKAS and MEX, and names AEON Mall Cheras Selatan, The Mines, Columbia Asia Cheras and the local schools, with no figures at all. Neither source mentions a rail station.

The one rail fact I can state without inventing anything: the nearest station on the MRT Kajang line is Bandar Tun Hussein Onn (KG29), which is in Cheras, Selangor, under the same 43200 postcode as this site, sited at the Bandar Tun Hussein Onn interchange of the Cheras–Kajang Expressway. That establishes which station you would use. It does not establish how far away it is.

Read the car park allocation as the honest answer to this question. Two to three bays per unit, a number-plate recognition barrier and a dedicated speed ramp are what a developer builds when residents will drive. Nine expressways in the connectivity list and no station in it tells you the same thing.

If a walkable station matters to you, the projects to compare are the ones on the Kuala Lumpur side of Cheras, where the LRT is already running. If you were always going to drive, the absence of a distance table costs you nothing — but do the drive yourself at 8am on a weekday before you sign, not at 2pm on a Sunday when the sales gallery is open.

June 2028, according to the developer's own advertising permit disclosure. The published trade review, dated 25 July 2026, gives the same target as 2028. On this project the two sources agree, which is not always the case.

What I could not find is any dated construction progress. No site photograph with a date on it, no percentage-complete statement, no topping-out announcement — from the developer or from anyone else. For a project with a June 2028 target that started selling in mid-2024, that is a gap worth closing before you commit, not after.

The number that actually binds Hexxon is neither the permit date nor the review. It is the delivery period written into your sale and purchase agreement — a statutory schedule on a licensed housing development, with liquidated damages payable if it is missed. Read the clause, note the date the period runs from (your agreement date, not the launch date), and keep your copy.

Two documents settle this properly: the current advertising and sales permit showing the estimated completion date as it stands today, and the architect's most recent certified progress claim. I will ask for both, and I will photograph the site myself and tell you what I actually see rather than describe a render.

The advertising permit registers two bands: RM447,000 to RM953,000 in the 36-storey block, and RM562,000 to RM973,000 in the 32-storey block, with a 7% Bumiputera discount. A permit range is the envelope registered when the licence was issued. It is not a current price list, it does not tell you which floors or aspects carry which price, and it takes no account of what has already sold.

The maintenance fee has not been published anywhere. Work out what it has to cover before you assume it will be modest: a pool, a basketball court, a gymnasium, an aerobics room, a games room, a table tennis room, a meditation room, a co-working space, a rooftop sky garden, EV charge points, a centralised water filtration system and lifts serving 36 storeys — across 816 apartments on 9.625 acres of landscaped hillside. Landscaped acreage in particular is a recurring cost that owners consistently underestimate.

Two more numbers nobody volunteers. The sinking fund contribution, which is separate from the service charge and funds long-term replacement of lifts, pumps and waterproofing. And the Kajang Municipal Council assessment, which is set by MPKj on its own rate schedule — not DBKL's, so do not carry a Kuala Lumpur figure across.

There is also a line on the permit that most buyers skip: the land is charged to RHB Bank Berhad. That is entirely normal on a development under construction — it is how the project is financed. What it means for you practically is that your lawyer must obtain a redemption statement and a disclaimer or partial release for your unit before your title can be transferred clean. Ask your conveyancer to confirm that process is in hand; it is routine, but it is not automatic.

Message me for the live price list with psf by floor band, the proposed service charge and sinking fund rates per square foot with the budget behind them, the car park allocation on your specific unit, and the handover specification. Those four change your real outlay more than any launch discount.

Hexxon Development Sdn Bhd, registration 202101004569 (1404868-K), a private company inside a six-entity group. The group publishes its own milestone list rather than making a vague claim, which makes it possible to check.

The record starts in 1995 with Taman Majlis Jaya at Jalan Sungai Chua, Kajang — 24 shop office blocks and 50 apartments, RM15 million. Then 160 four-storey shop offices at Taman Emas Cheras in 1998; Nilam Commercial Centre in 2000; Plaza Citra Kajang in 2001; Taman Orkid across three phases on about 30 acres, RM200 million GDV, 200 shop lots and 876 apartments; and Pusat Hentian Kajang on 19.8 acres, also RM200 million, 167 shop lots and 888 apartments, completed 2008.

Landed housing followed: 43 double-storey terraces at Bandar Mahkota Cheras in 2009, 143 terraces and townhouses in 2012, 40 semi-detached units at Taman Sinar Mahkota, 115 terraces and four semi-detached at Taman Melur, Semenyih in 2017, and Orchid Hill, Cheras in 2022 — 194 freehold terrace and semi-detached units.

The high-rise experience is the shortest part of the record and the most relevant to you. Spring Avenue at Kuchai Lama, 2015–2016, was the group's first Kuala Lumpur high-rise: 17 shop lots and 306 serviced apartments. Damai Residence at Chan Sow Lin followed in 2018, 443 suites on 1.56 acres, reported as 60% sold within six months of launch. The Maxxon is 816 apartments in two towers — roughly double the group's largest previous high-rise, on six times the land.

One structural detail worth noticing: the group includes Damai Cheras Sdn Bhd, registered in 1979, and Ultimate Construction Sdn Bhd. An in-house contractor can mean tighter cost control, or it can mean less external scrutiny of build quality — it depends entirely on execution. I found no public record of abandonment, litigation or material delay against the group, but that is the absence of adverse findings, not a certification. Go and walk Damai Residence and Spring Avenue. Talk to the management corporations. That is worth more than any of the above.

For most readers the question answers itself: the villas are sold out. Hexxon's own website carries the words “FULLY SOLD OUT” against The Maxxon Villa. All 50 units are gone from the developer, so the only route now is a subsale or an assignment of rights from an existing buyer.

If they were both available, here is the honest comparison. The apartments are 1,000 to 1,500 sq ft strata homes, RM447,000 to RM973,000 on the permit, two to three car parks, with a full facilities deck and a service charge to fund it. The villas are three-storey terrace houses on individual title, 20 by 65 feet or 20 by 75 feet, 5+1 bedrooms and five bathrooms, RM1,388,000 to RM1,832,000 — roughly double to quadruple the apartment price for a house you maintain yourself.

That price gap is the whole decision. Roughly RM400,000 buys you a 1,000 sq ft apartment with a pool and a gym and a management corporation. Roughly RM1.4 million buys you your own land, your own roof, five bathrooms and full responsibility for all of it. These are not competing products; they are different purchases that happen to share a postcode and a developer.

Two structural differences that matter more than the price. Title: the apartments will be strata titles with share units and a management corporation; the villas are individual titles, which is why they are closed to foreign buyers under Selangor's rules in a way that is separate from the price threshold. Exit liquidity: a 1,000 sq ft apartment in an 816-unit building has many comparable sellers and many comparable buyers. A 20 by 75 foot terrace in a 50-unit enclave has almost none of either, which cuts both ways — thin supply supports price, thin demand slows the sale.

I have written the villa up separately, including what buying an assignment before completion actually involves. Read that page before you chase a subsale, because the mechanics are not the same as buying from the developer.