Zenia @ ParkCity Damansara — Petaling Jaya, Selangor

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

None of this is rumour. Every item comes from one of the three filed KPKT statutory brochures, the KPKT public register, the developer’s own website, or a named published article. Where the developer’s own two documents disagree, both are shown. Unusually for this series, this project has real filings — which is exactly why the page can be this specific.

The filed schedule, type by type — and the sizes the developer’s own site does not show

Every figure below is the filed one: the Harga Jualan minima and maxima and the unit counts come from the three KPKT advertisement brochures, and the built-ups come from those brochures’ own floor-plan labels and unit schedule. The statutory schedule files keluasan as 0 for all three phases, so there is no built-up figure in the statutory area field at all — that provenance is stated on every card. Where the developer’s own website contradicts its own filing, the card says so.

The developer’s floor-plan panels are published as interface graphics on its own site and are known to be defective (see below); none is republished here, because a panel that shows the wrong built-up for a variant is worse than no panel.

CondoVillas, Jenis A — 331 units

Phase 31230-3 · filed RM1,550,000 – RM2,105,000

331 units filed3 bedrooms3 or 4 baths1,691 sq ft published2 car baysFiled statutory band

The largest type by count. The developer publishes four variants — A1, A1-g, A2, A2-g, each also in a mirrored (m) form — and gives all four the same 1,691 sf / 157 m². The filed schedule disagrees: it contains 269 units at 1,691 sq ft with 3 baths and 2 bays, 55 units at 1,691 sq ft with a Taman Persendirian (private garden), and separately 5 + 2 units at 2,013 sq ft with a private garden, all at ground level (Aras G). 2,013 sq ft appears nowhere on the developer’s site. The -g variants are the ground-garden parcels and they are the larger ones. The (m) suffix is a mirrored layout, not a second key — no source describes any Zenia unit as dual-key, and none is claimed. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask for the filed Jenis A schedule

Floor-plan panels exist on the developer’s own site but print one built-up for all five variants. Not republished here.

CondoVillas, Jenis B — 251 units

Phase 31230-3 · filed RM1,784,000 – RM2,394,000

251 units filed3 bedrooms4 baths2,053 sq ft published3 car baysUtility room

The developer publishes five variants — B1, B1-g, B1a, B1a-g, B2, each also mirrored — and gives all five 2,053 sf / 191 m². The filed schedule carries 37 + 170 + 38 units at 2,053 sq ft with 3 baths rounded up to 4 on the register’s component rows and 3 car bays, plus 2 + 4 units at 2,327 sq ft with a private garden. 2,327 sq ft appears nowhere on the developer’s site. One utility room is printed on the panels. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask for the filed Jenis B schedule

Six variants are published, all at one built-up. Not republished here.

CondoVillas, Jenis C — 59 units

Phase 31230-3 · filed RM2,937,000 – RM3,724,000

59 units filed4 bedrooms5 baths3,095–4,247 sq ft filed4 car baysPrivate lobby

This is where the website defect bites hardest. The developer publishes six variants — C1, C1A, C1-g, C2, C2-GA, C2-GB — and gives all six 3,095 sf / 288 m². The filed schedule instead carries 14 units at 3,095 sq ft, 14 at 3,137 sq ft, 28 at 3,657 sq ft with a private garden, and single units at 3,380, 4,177 and 4,247 sq ft, all 4-bedroom, 5-bath, 4-bay. The 4,247 sq ft plan is the one the developer’s own CondoVillas headline advertises as the top of its range — and it is published nowhere on its site. Jenis C’s filed maximum of RM3,724,000 is also higher than Jenis D’s, which is why the register’s per-phase band tops out on C rather than on D. The panels print a powder room, two utility rooms and a private lobby. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask for the 3,657 / 4,177 / 4,247 sq ft plans

Two layouts are published, D1 and D1(m), both at 3,691 sf. Not republished here.

CondoVillas, Jenis D — 2 units, duplex

Phase 31230-3 · filed RM3,403,000 – RM3,503,000

2 units filed5 bedrooms6 baths3,691 sq ft6 car baysDuplex

The only type the developer’s own room list supports as anything other than a simple flat: D1 is expressly labelled Layout: Duplex, matching the filing’s row of 2 units, 5 Bilik, Duplex, 3,691 kps / 343 m², 6 car bays. Family area, two utility rooms and an outdoor deck are printed on the panels. EdgeProp says Type D1 has one unit; the filing and the register both say two, and the developer publishes two layouts, D1 and D1(m). EdgeProp also converts 343 m² to 345 m² — its own conversion, not the developer’s figure. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask about the two duplex units

ParkHomes, Jenis A1 and B1 — 124 + 78 (phase 1), 76 + 64 (phase 2)

Filed A1 RM2,800,000 – RM3,170,000 (ph1) / RM2,800,000 – RM3,030,000 (ph2) · B1 RM3,350,000 – RM3,600,000 (ph1) / RM3,350,000 – RM3,620,000 (ph2)

Strata terrace, 3 storeysA1 plot 22′ × 72′B1 plot 24′ × 72′A1 3,150 sf labelB1 3,210 sf labelSchedule H

Filed as unit rumah teres strata 3 tingkat — three-storey strata terrace houses, sold on Schedule H, with a strata title and a monthly maintenance charge. The statutory block prints plot dimensions, not built-ups: A1 is 22′ × 72′ and B1 is 24′ × 72′, which are 1,584 and 1,728 sq ft of plot (those conversions are mine). The built-ups — A1 3,150 sf / 293 m² and B1 3,210 sf / 298 m² — exist only as labels on the filed brochures’ floor-plan pages, and that is the provenance stated here. Two disagreements worth carrying: the register’s component rows give A1 and B1 four bedrooms with four bathrooms, while the developer’s page prints “4 Bedrooms” for every terrace type; and EdgeProp assigns B1’s 1,728 sq ft plot to “A1/B1”, which is wrong for A1. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask for the A1 and B1 filed plans

ParkHomes, Jenis A2 and B2 — 40 + 18 (phase 1), 26 + 16 (phase 2)

Filed A2 RM3,930,000 – RM4,500,000 (ph1) / RM3,860,000 – RM4,310,000 (ph2) · B2 RM4,620,000 – RM5,060,000 (ph1) / RM4,620,000 – RM5,180,000 (ph2)

A2 plot 34′ × 75′B2 plot 36′ × 75′A2 3,820 sf filed labelB2 3,980 sf filed labelRegister says 5 bedroomsWebsite says 4

These are the two types the developer’s own website gets wrong. Its ParkHomes page headlines a “3,150–3,980 sf” built-up range, then serves the A1 figure (3,150 sf) for A2 and the B1 figure (3,210 sf) for B2 — so the 3,980 sq ft plan it advertises is published nowhere on its own site. The filed brochures’ floor-plan labels give A2 at 3,820 sf / 355 m² and B2 at 3,980 sf / 370 m², on filed plots of 34′ × 75′ and 36′ × 75′ (2,550 and 2,700 sq ft of plot; those conversions are mine). The register’s component rows give A2 and B2 five bedrooms, with A2 at five bathrooms and B2 at six — while the developer’s page prints four bedrooms and four baths plus a powder room for every type. The website undersells its own largest houses. EdgeProp compounds it by assigning B2’s 2,700 sq ft plot to “A2/B2”. This is marketing information. It is not a price list, not a quotation and not an offer.

Ask for the 3,820 and 3,980 sq ft plans

A schedule, not a plan. These are the filed rows, in the filing’s own order.

The whole filed phase 3 schedule — 643 units, 15 built-ups, and it reconciles exactly

Phase 31230-3 · the strongest evidence on this page

643 units ✔1,691–4,247 sq ft2–6 car bays3, 4 and 5 bedrooms

The filed unit schedule’s rows add to exactly 643, which is the strongest evidence that it was read correctly: 269 × 3-bed / 3-bath / 1,691 sq ft / 2 bays · 55 × 3-bed + private garden / 3 bath / 1,691 · 37, 170 and 38 × 3-bed / 4-bath / 2,053 / 3 bays · 5 and 2 × 3-bed + garden / 3-bath / 2,013 · 2 and 4 × 3-bed + garden / 4-bath / 2,327 / 3 bays · 14 × 4-bed / 5-bath / 3,095 / 4 bays · 14 × 4-bed / 5-bath / 3,137 · 28 × 4-bed + garden / 5-bath / 3,657 · 1 each at 3,380, 4,177 and 4,247 · 2 × 5-bed duplex / 6-bath / 3,691 / 6 bays. The brochure prints the area unit as kps, and the paired m² values — the developer’s own, not my conversion — confirm the figures are square feet. The brochure does not attach the marketing type codes (A1, A1-g, B1a, C2-GA, D1…) to these rows, so the code-to-area mapping on the developer’s site cannot be checked row by row against the filing. No studio and no studio-office type exists in any filing or on the site; the smallest apartment is a 3-bedroom, 1,691 sq ft unit.

Ask me which filed row your unit is

Nothing to show. These are blanks, and they are printed as blanks.

What a filed schedule would tell you, and does not here

Not published by anyone

Blanks printed as blanksAsk me instead

Keluasan is filed as 0 on all three phases, so no built-up appears in the statutory area field at all — every built-up on this page comes from a floor-plan label or the brochure’s unit schedule, and is labelled accordingly. Also not published by anyone: a labelled Bilangan Tingkat field; Tempat Letak Kereta in any statutory block (per-unit bays appear only on phase 3’s plans, and phases 1–2 show only a car porch per house); the type-code-to-built-up mapping for the -g variants; a site plan with plot numbering, and which block or type faces which aspect; ceiling and floor-to-floor heights; whether any unit is partly or fully furnished and the finishes schedule; the lift count per block; visitor and motorcycle bays; share-unit allocation per type; and whether each ParkHome’s garden and car porch is an accessory parcel or common property. Bilangan Baki Unit Yang Masih Belum Dijual has a label in phase 2’s filing with per-type counts, but the counts were not legible in the extracted text, and phases 1 and 3 print no unsold figures at all.

Send these questions to the developer for me

Price note, so there is no doubt about what the figures above are: every RM figure on this card set is the filed statutory Harga Jualan minimum and maximum per unit type, taken from the three KPKT advertisement brochures for 31230-1, 31230-2 and 31230-3, and each of the three bands matches the KPKT register’s own per-phase harga field exactly. This is marketing information. It is not a price list, not a quotation and not an offer. Conversions marked as mine are mine: 22′ × 72′ = 1,584 sq ft, 24′ × 72′ = 1,728, 34′ × 75′ = 2,550, 36′ × 75′ = 2,700, all of plot area and not of built-up.

The developer’s own images, with the subject and the grade of each one stated

Grading note, said plainly. The developer’s site is a hand-built static site, not a content management system — its wp-json endpoints do not exist — so there is no CMS file title to confirm any subject against. Every subject above is therefore graded caption-published: the subject is printed in the image’s own alt attribute in the developer’s page HTML. That is one grade weaker than the CMS-confirmed standard used elsewhere on this site, and it is stated rather than glossed. Seven of the eight are artist’s impressions; the eighth is a real, developer-dated site photograph from September 2026, which is a rare and useful asset. Two housekeeping findings about that site, recorded because they bear on how recently and how hastily it was assembled: one gallery image on the live zenia.html page is served from a hard-coded staging/ URL while the same file also exists at the production path (the production path was used here), and the server answers every non-existent path — including robots.txt — with an identical HTTP 500 response, which is why each file above had to be fetched and its status, MIME type, byte size and pixel dimensions read individually against a control. No floor-plan panel is republished here, for the reason given in the layouts section: the panels print one built-up per type and are wrong for most variants.

Petaling Jaya, Daerah Petaling, Selangor — and the distances nobody publishes

The pin below is the registered coordinate from the KPKT project records, identical on all three phases — not a guess. It is what settles the jurisdiction: this project is MBPJ, Petaling Jaya, Selangor, on the Petaling Jaya side of the Kwasa Damansara township. It is not Seksyen U4, Shah Alam under MBSA, which is where every other Kwasa Damansara project on this site sits — and it is not Kuala Lumpur, however much the Kuala Lumpur address printed in its own filings suggests otherwise.

Statutory register — ZENIA, all three filed phases side by side

Malaysian law requires a licensed housing developer to file and display statutory advertisement particulars, and that filing is public. Zenia has three of them, one per registered phase, and they are the spine of this page rather than a footnote. The three columns below set out each filing’s particulars unedited, with the KPKT public register’s own fields for the same phase folded in — because on this project the register is what recovers the two permit numbers the filings left blank and what discloses the approved extension of time that no brochure and no portal mentions. Primary sources: the three filed brochures at hims.kpkt.gov.my/files/31230/P45/…/IKLAN_BROSUR_01.pdf for 31230-1, 31230-2 and 31230-3, and the KPKT TEDUH project records api/projek-swasta/31230-1, -2 and -3, all read on 8 October 2026. A negative control was run on the same filing path: IKLAN_AKHBAR_01.pdf returns a clean 404, so the brochures above are real files and not an HTML shell. No IKLAN_BROSUR_02.pdf exists for any phase.

Read the three columns together. The licence, the approving authority, the tenure, the restriction in interest and the chargee are identical across all three, so the differences are what matter: phase 2 is the only one that prints its own APDL; phase 3 is the only one that carries a land area, and the only one served from a temp- upload path; and the Jenis Pembangunan field is what separates 442 strata terraces from 643 apartments inside one scheme called ZENIA. Across all three, the register says the same thing: an approved 12-month extension of time and delivery in March 2030, against Mac 2029 in every brochure.

Price labelling, so there is no ambiguity about what is published above. Every RM figure in the three columns is the filed statutory Unit Selling Price minimum and maximum (Harga Jualan, minima – maksima) as printed per unit type in the KPKT advertisement brochure for that phase, cross-checked against the KPKT register’s own harga band for the same phase, which agrees in all three cases. This is marketing information. It is not a price list, not a quotation and not an offer. The 50% Bumiputera figure is a unit quota — an allocation requirement under peratus_kuotabumi — and not a price concession, which is why it is published. The Diskaun Bumiputera value is withheld, as is one publisher’s “from” floor for the ParkHomes and the CondoVillas, both of which sit below the filed statutory minimum for their phases; what is recorded is only that the discrepancy exists and that it is carried by one publisher in one article and by no independent source found, with EdgeProp’s own ParkHomes figures agreeing exactly with the filed band. The figure that governs what you pay is the price list and the SPA at the sales gallery.

Can a foreigner buy here? The answer splits by unit, and the reason is interesting

On building form, every unit at Zenia qualifies. On price, part of the apartment phase does not. The Selangor thresholds 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. Petaling Jaya is not in Zone 3, so the figure here is RM2,000,000. Because all three phases are filed Schedule H and even the terrace houses are strata terraces, the form requirement that normally excludes landed property is satisfied — an unusually favourable position for a landed product, and a direct consequence of the strata filing. On price: the strata terraces are filed from RM2,800,000 and sit entirely above the threshold, while the apartments are filed from RM1,550,000, so the lower part of the apartment phase sits below RM2,000,000 and is not open to a foreign buyer. Jenis A is filed RM1,550,000 – RM2,105,000 and Jenis B RM1,784,000 – RM2,394,000, so both types straddle the line unit by unit. Get the specific unit’s SPA price and have eligibility confirmed in writing before anything else. Kuala Lumpur and the Federal Territory sit at RM1,000,000 with EPU consent — but Zenia is in Selangor, whatever the Kuala Lumpur address in its filings suggests.

Construction progress — what percentage is built?

The KPKT register’s component rows carry a peratus field alongside a note that the component status follows the latest Form 7(f) progress return in HIMS. The values are 2.25–2.26 and 5.00 on the phase 1 terrace components and 5.00 on every phase 2 and phase 3 component. On that note’s own wording those read as construction-progress percentages, and they are low single digits — consistent with the developer publishing its first dated site-progress photographs in September 2026. They are recorded here as a filed field with its own label and nothing more; no source publishes a headline built-percentage for the project. The maintenance and service charge, which is a charge and not a price concession: 33 sen per square foot per month for Type A1, stated elsewhere as RM3.30 per share unit, about 33 sen psf. Both figures come from the same publisher under two titles, so treat it as one source, not two, and note it is not printed in any filing. Ask me and I will go and look at the site.

What this page does not publish, and why

Louis’s standing policy, applied to every project page on this site: no discount, no rebate, no nett price, no promotion, no freebie, no incentive, no commission, no Bumiputera figure, no leaseback or guaranteed-rental rate, and no yield or ROI projection is published here, ever. On this project that specifically means the value of the Diskaun Bumiputera field printed in all three filings and in the register, and one publisher’s below-statutory-minimum “from” floors for the ParkHomes and the CondoVillas. Those belong in a conversation, where they can be stated accurately for your unit and your date rather than scraped off a page months later. Beyond that, this page leaves blank everything no named source published: the land title, lot and PT number; the mukim; the land category and express condition; the lease commencement date, and whether the lease is from the State or a sub-lease from Kwasa Land; the Zenia parcel’s boundaries and the apartment parcel’s own area, without which block-level density cannot be computed; the site address, street name and postcode; the Kwasa Land / ParkCity equity split, land price and development-rights terms; the main contractor and any contract sum for any phase; the architect, C&S and M&E engineers, landscape architect and quantity surveyor; a per-phase GDV, there being only an “about RM2 billion” Zenia-wide figure from the Edge titles and no filed GDV at all; the statutory car-park count; a labelled storey field; built-ups in the statutory schedule; the type-code-to-built-up mapping for the -g variants; a site plan with plot numbering and block aspects; unsold unit counts; which facility sits on which level; ceiling and floor-to-floor heights; the finishes and furnishing specification; lift counts and lift-to-unit ratios; visitor and motorcycle bays; share-unit allocation per type; whether the ParkHomes’ gardens and porches are accessory parcels or common property; the management-corporation arrangement, and whether the ParkHomes and CondoVillas form one or two; whether The Nest is common property of Zenia or of the township; any green rating, target or registration; and every distance, above all to the nearest MRT station. Every one of those is a question I will put to ParkCity Damansara Sdn Bhd in writing for you.

Questions buyers actually ask about Zenia @ ParkCity Damansara

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Published 8 October 2026 · Last verified 8 October 2026 · Built from the three filed KPKT statutory advertisement brochures for 31230-1, 31230-2 and 31230-3, the KPKT TEDUH developer and project registers, the developer’s own site and named EdgeProp and The Edge articles, all read on 8 October 2026. This is marketing information. It is not a price list, not a quotation and not an offer.