Property attributes in Malaysia – Key things to look for


WHEN purchasing or refinancing a property in Malaysia, there are many different attributes (e.g. Lease, Subdivision, Land Type) the property can have. Each requires different treatment during the conveyance process, and can even affect your housing loan / mortgage application. This article debunks and summarises everything you have ever wanted to know about types of property attributes in Malaysia, and how it will affect your purchase and refinancing decisions.

Property attributes in Malaysia - Key things to look for

Freehold vs Leasehold
Leasehold land belongs to the state and is leased out to an “owner” for a number of years. Towards the end of a lease, owners are required to pay a fee to extend the duration of the lease. Freehold land on the other hand belongs to the owner (the purchaser) indefinitely.

Additionally, during a sale and purchase process, consent is required from state authorities (Land Office) before the transfer can proceed. The state can withhold approval for any number of reasons. Due to this additional step, it can take much longer to buy or sell a leasehold property.

For these reasons, freehold properties are usually more expensive than similar spec leasehold properties.

Leasehold Freehold
Land belongs to the state, leased to owner for a number of years Land belongs to the owner
At the end of the lease, owners must pay to extend the lease Ownership is indefinite
Requires state consent (obtained at land office) to transfer ownership Does not require state consent to transfer ownership (except in certain specially earmarked properties)
Most banks will not finance a property if the lease has less than 30 years to go No question of existing lease duration for home loans / mortgage

Subdivision of Title
All properties have a title deed which denotes the owner of a property. During the construction and development phase, it is likely that an entire swathe of land will fall under a single “Master Title”.

But typically, multiple houses or apartment units would be built on the land and sold off individually. So ideally, the “Master Title” would be subdivided into multiple smaller titles before being sold to individual purchasers. For landed properties, these are known as “Individual Titles”. For high rise properties, these are known as “Strata Titles”. Once subdivided, to transfer ownership, a Memorandum of Transfer (MoT) would be filed at the Land Office. The purchaser’s name would appear on the title deed itself, making them the new rightful owner of the property.

However, in practice, it is common for developers to sell the properties still on Master Title, and where subdivision may happen only many years later. In such cases, to buy/sell, instead of a MoT at the Land Office, a temporary Deed of Assignment (DoA) would be filed at the High Court. Based on the Master Title, the developer is still the rightful owner. However, the developer has “assigned all their rights” over individual parcels / units within the land over to the purchaser. Do note that once the individual / strata titles are out, the official transfer of ownership process (using the title deed) as described above will still have to take place as per standard practice.

Master Title Individual / Strata Title
Developer is the rightful owner. Uses DoA lodged at high court to assign rights of a property over to a purchaser. Purchaser is rightful owner. Uses MoT to change the owners name on the property title deed at the Land Office.
A chain of Sale & Purchase Agreements (SPA) and DoA leading all the way back to the original sale must be used to prove latest ownership. Name on property title deed is sufficient to prove latest ownership.
Most banks will not finance a property if it is still on Master Title 10 years after completion. No issue with financing.

Malay Reserve Land
There are certain properties which have “Malay Reserve Land” status (Note: This is not the same as “Bumi Lot” properties). These properties cannot be transferred to a non-Malay under any circumstances. And just as in Leasehold properties, state consent has to be given for transfer.

If you are intending to purchase or refinance a property, it is important to know the kinds of attributes your property has. Once you have ascertained the property you want to purchase, use this as a guide and our home loan comparison tool together to understand the kind of housing loan or commercial property loan you are able to obtain.

>> is a website enabling one to compare and apply for loans online.


Feng Shui Checklist


There are many factors to consider when assessing the feng shui of the land and the house occupying it. According to Feng Shui master, Master Soon, in feng shui theory, power is derived from the mountains or the rivers and lakes, whichever is “dominant” in a country/region. Malaysia draws its feng shui power from the dominant mountains, the Titiwangsa Range, which runs from Thailand in the north, all the way to the deep south, with KL in the middle. With the Chinese New Year fast approaching on 19 February, heralding the official start of the year of the wooden sheep or goat, PropertyGuru has compiled several good feng shui tips in buying or renovating your home.


First, you must look at the land’s Chi quality itself. Look for land that appears vibrant. It should be full of life and lush with vegetation. These are signs of high Chi. In contrast, land devoid of plants has low or inhibited Chi.

Specifically, avoid buying houses located near inauspicious places like prisons, railroad, hospitals, cemeteries, fire stations, places of worship and police departments. Don’t buy a house sandwiched between two large buildings as they block energy.


To determine if a house’s facing direction is auspicious, check the kua number of the bread winner in the family. If his kua number is any of these (1,3,4 and 9), the family will benefit from a house facing East, North, South, South East. If the kua number is any of these (2, 6,7 and 8) , the family will benefit from a house facing North west, South West, West, North east.


Preferably, look for a house with a regular shape, a square or rectangle. Avoid irregularly-shaped houses, especially those that are shaped like a diamond or triangle as many mishaps can occur in these houses. This also applies to land parcels, which should be square or rectangular. Triangular-shaped plots have the worst feng shui.


The main door is considered as the ‘Mouth of Chi’. This is where the house receives its energy. Basically, the house should have an entryway designed to welcome, strengthen and channel the incoming feng shui energy throughout the entire property. Additionally, avoid a property where you can see the kitchen and bathroom from the main door. Also, the main door should not align with the back door, nor face a staircase.


The toilets and kitchens should never be positioned in the two most vital areas of the house, Northwest or Southwest. Never place the kitchen in the Northwest as it is considered bad luck as the heaven’s energy enters the home from Northwest.

Besides that, don’t build bathrooms above any bedroom, the front door, dining room, living room or kitchen.

Top 5 Property Hotspots in Klang Valley

Location, location, location! This has always been the most important motto for property investment experts when acquiring real estate.

Although there are other considerations which are just as vital, selecting a property within a prime or strategic locale has been the golden rule of connoisseurs. The wrong choice could have a detrimental impact on the property’s potential capital appreciation as well as ability to attract tenants capable of paying high rents.

As such, PropertyGuru Malaysia brings you the top five locations in Klang Valley where buyers have searched the most. This is in line with our goal to keep you better informed of what’s sizzling hot in the local real estate scene!

Top 5 Districts in Klang Valley for Home Buyers
1. Cheras
2. Puchong
3. Klang
4. Shah Alam
5. Petaling Jaya

Notably, Cheras emerged as the most searched location in Klang Valley for property buyers. That’s not unsurprising, given the area’s potential for further capital appreciation in light of the upcoming Sungai Buloh-Kajang MRT Line.

Living there also enables people to travel easily to other parts of Klang Valley, big thanks to a number of LRT stations as well as the Silk Highway and Cheras-Kajang Highway.

Aside from being home to Malaysia’s longest pasar malam (night market), the suburb is also dotted by several shopping spots, including Carrefour Cheras, Jaya Jusco Taman Maluri, Connaught Market Centre and Aeon Jusco Mahkota Cheras.

Top 5 Districts in Klang Valley for Renters
1. Petaling Jaya
2. Cheras
3. KL City
4. Puchong
5. Ampang

Meanwhile, Petaling Jaya is the most popular rental market in Klang Valley. According to well-known property expert Ho Chin Soon, he personally believes that this city is the country’s top property hotspot, due to its central location within Klang Valley itself.

The area is well-developed with infrastructures and transportation facilities. So much so that there are hardly any room left for new residential projects, resulting in developers building their new projects outside of Petaling Jaya, and second tier areas of Klang Valley and beyond.

Furthermore, Petaling Jaya enjoys three access points to the North-South Expressway: via Damansara, Subang and Kota Damansara. The city is home to many major shopping malls, such asThe Curve, One Utama, Paradigm Mall, Empire Damansara, Sunway Pyramid and Tropicana City Mall.

As an additional bonus, we have researched the top states and property types in Malaysia too:

Top states to invest
1. Selangor
2. Johor
3. Penang

Top property types
1. Terrace/Link Houses
2. Apartment/Condo/Service Residence
3. Semi-detached Houses

LRT3 Bandar Utama-Klang rail project

LRT3 Bandar Utama-Klang rail project – more details about planned route, list of station names revealed

More details about the Light Rail Transit 3 (LRT3) project have emerged, including the planned route, list of stations and their proposed layout plan as well as how the entire line will sit in place within the larger scope of the Klang Valley integrated transit map.





Earlier, it was reported that construction of the line is set to begin in the first quarter of next year with a first quarter 2020 completion date. The line, which is scheduled to begin operation on August 31, 2020, will connect Bandar Utama, Damansara and Johan Setia, Klang.

A total of 25 stations are planned, with proposed sub-two kilometre distances between them. There will be one underground station in the line, with the other 24 being elevated stations, and of the total, 10 stations are expected to have park-and-ride facilities.

The LRT3 line will feature a number of integrated stations with paid-to-paid integration with those of other lines. Planned interchanges are the Bandar Utama MRT station (250 metre distance), Station 3 of the LRT Kelana Jaya Line (100 metres), the Pelabuhan Klang KTM station (450 metres) and two stations (SIRIM and Stadium in Shah Alam) on the KL-Klang BRT line.


It was also revealed that the 36 km route alignment is expected to be finalised by the fourth quarter of this year. Ahead of its finalisation, there will be public inspections of the proposed route alignment available at Petaling Jaya, Shah Alam and Klang city councils; Kelana Jaya, Masjid Jamek and Pasar Seni LRT stations as well as the Land Public Transport Commission (SPAD) office from today, May 15 to August 14.

The public will be able to offer suggestions and comments on the route alignment at these locations during the three-month period.

Elsewhere, the provisional names of the stations along the route have also been revealed, though these are not yet determined to be final and subject to revision. They are:

1) Stesen One Utama
2) Stesen Damansara Utama
3) Stesen Tropicana
4) Stesen Lien Hoe
5) Stesen Dataran Prima
6) Stesen Persada Plus
7) Stesen Station 3
8) Stesen Temasya
9) Stesen Glenmarie
10) Stesen Grand Sentral Stadium
11) Stesen Persiaran Hisamuddin
12) Stesen Section 4
13) Stesen Sirim
14) Stesen UiTM
15) Stesen I-City
16) Stesen Bukit Raja
17) Stesen Kawasan 17
18) Stesen Jalan Meru
19) Stesen Klang
20) Stesen Taman Selatan
21) Stesen Sri Andalas
22) Stesen Tesco Bukit Tinggi
23) Stesen Aeon Bukit Tinggi
24) Stesen Bandar Botanik
25) Stesen Johan Setia

The LRT3 line is expected to serve around two million people in the Klang Valley, transporting around 70,000 passengers daily with an end-to-end journey time of 51 minutes. The first running trials will begin after the project is completed sometime in the first quarter of 2020.

Klang Valley folk now opting for public transportation to beat jams

Klang Valley folk now opting for public transportation to beat jams

Better alternative: A parking lot near KL Sentral almost full of vehicles as more Klang Valley residents choose to take public transportation to go to work.

Better alternative: A parking lot near KL Sentral almost full of vehicles as more Klang Valley residents choose to take public transportation to go to work.

MORE Klang Valley drivers left their cars at home and used public transport to go to work to avoid rush hour traffic gridlocks last year.

According to the Government Transformation Programme report, the morning peak ridership, between 6am and 10am, reached 437,525 by the end of last year. This exceeded the 400,000 target set under the National Key Result Area.

Acting transport Minister Datuk Seri Hishammuddin Hussein said the numbers speak for themselves as the Government remained focused on transforming the urban public transport system into an attractive alternative.

He said the percentage of commuters opting to use public transport in 2013 stood at 21% but further work had to be done to reach the 25% or 750,000 morning peak ridership goal by 2015.

“The fact of the matter is that Kuala Lumpur and the Greater Klang Valley is in need of an efficient public transport system to reduce the number of cars commuting daily in and out of the city centre.

“Roads are at near capacity and may reach crisis levels if nothing is done to accommodate the growing population, which is poised to ex­­pand by four million by 2020,” he said.

The growing appeal of public transport is attributed to improvements including better-integrated terminals, increased rail capacity and frequency of public transport services.

Among measures in the pipeline is the pilot project to create the country’s first bus rapid transit (BRT) route linking Kuala Lumpur to Klang. The BRT will be able to ferry up to 400,000 passengers daily on completion in 2016.

Upgrades to KTM’s commuter core systems including signalling and the restoration of damaged rail tracks have improved frequency between arrivals from 30 to 45 minutes per train to 15 minutes.

“The on-time performance has been raised to 94.6% and passenger load factor increased to 72%”.

More emphasis was also placed on improving facilities to make using the public transport system more convenient and comfortable last year.

The report said that inconvenience was a major complaint prior to the NKRA when different public transport systems — stage and city buses, LRT and monorail — were not properly integrated.

Improvements last year include the construction of more Park ‘n’ Ride (parking complexes for rail commuters) at major stations like Sungai Besi, Seremban, Bandar Tasik Selatan and Gombak.

More Park ‘n’ Rides will be built at the Kelana Jaya, Salak Tinggi, Klang, Rawang and Nilai stations under GTP 2.0.

Bus Rapid Transit(BLT)

Friday, 20 September 2013

Bus Rapid Transit (BRT)                             

Bus Rapid Transit (BRT) is a specialized bus priority category. It is designed to accommodate the high level of demand for public transport by incorporating aspects of mass transit. This essentially means a rail-like service but deployed in a shorter timeframe, using far less resources and done at the fraction of the cost of establishing new rail services.

Main Features: 
Exclusive lanes on the Busway.
•Pre-boarding payment.
•Single system operator for revenues and payments – multiple bus operators with common ticketing.
•Closed/Open system on the Busway and at terminals and stations.
•High capacity buses.

One of the 11 initiatives under the NKRA-UPT, the Bus Rapid Transit (BRT) networks in Greater KL (GKL) initiative is being implemented by the Suruhanjaya Pengangkutan Awam Darat (SPAD). 
•SPAD has recognized 12 BRT corridors in Greater KL/Klang Valley Public Transport Master Plan-Draft (2010) under Bus Transformation Plan section.
•KL–Klang Corridor has been identified in KL BRT Report (2011) as one of the potential BRT Corridors and this BRT project is planned to be operational by 2016.

Examples of BRT Worldwide

Bogota, Colombia                                                                     •  Guangzhou, China 


Rouen, France                                                                            •   Jakarta, Indonesia


Benefits of BRT: 
•For operators BRT:
–      Improves service performance.
–      Improves service reliability.
–      Improves in operation performance.
–      Improve in service ridership.
•For the public:
–    Shorter travel time.
–    Better reliability and comfort.
–     Better coverage and door-to-door service.
–    Better bus and station amenities.
–    Better lifestyle.
–    Improved quality of life.
•For the government:
–    A less expensive transit alternative.
–    Quicker solution.
–    Environmentally friendly.
–    Operating flexibility.
–    Increase transit ridership in select corridors.
Benefits of KL-Klang BRT:
•For operators:
–    Operation speed average @45 kmph. Faster than mixed traffic.
–    Frequency of 30 seconds, high capacity @ 14000 pphpd.
•For the public:
–    Less delay in traveling with 50% improvement.
–    More coverage (90%) & integration with other modes of transport.
–    Metro-class stations, accessibility and connectivity.
–    Better bus comfort and safety.
–    Improved mobility & lifestyle for higher quality of life.
•For the government:
–    Cheaper than rail (BRT @ RM25mil/km).
–    Can be implemented by 2016, quick transit solution.
–    Promotes green environment, urban wellness.
–     Phased construction & staging, minimum service disruption.
BRT Hybrid Operation System
•Along Kl-Klang BRT corridors, 29 BRT stations are being planned.
•KL-Klang BRT corridor will adopt BRT hybrid operational system, applying both direct service and trunk-and-feeder system.

BRT Impact Assessment
•Do nothing is not an option. Less roads and more transit is the way forward.
•To curtail the increase in congestion along Federal Highway due to increased population in future years, by providing faster, safer, more comfortable, affordable and attractive public transport option.
•While BRT helps to manage traffic conditions (by implementing “push & pull” factors), it also helps the economy by reducing fuel consumption and CO2 emission and also minimizing travel time hence maximizing productivity.

年尾建幹線 經靈市和莎 隆→巴生乘快捷巴士


除了吉隆坡中環至巴生市區的快捷巴士系統,從梳邦區的斯迪亞再也電動火車站銜接往位于格華芝班路的USJ第6區的快捷巴士系統─雙威幹線(Bus Rapid Transit-Sunway Line),正如火如荼施工中。