THE DESA PARKCITY BUYING GUIDE
Your next chapter.
A place to call home.
From your first viewing to the keys in your hand. Find your way through the homes, the costs and the decisions—with Danny.
Your local guide · Danny Ung
Photo: ParkCity · desaparkcity.com ↗Archive photography · not a live listing
Sources checked 8 September 2026 · A practical starting point—not a legal opinion, loan offer or live eligibility check.
01 / FIND YOUR STARTING POINT
Different buyers. Different checks.
Select the profile closest to yours. These are planning prompts, not an approval decision. The cost planner uses the same selection.
Start with affordability—not the advertised instalment.
Set your cash budget, check financing and keep a reserve for buying costs and repairs.
Important checks for this buyer profile
Review available cash, existing commitments and a lender’s assessment before making a binding offer. Include transaction costs and a repair reserve. Potential first-home stamp-duty relief depends on the applicable order and your circumstances; it is not automatic. Eligible EPF members can explore housing withdrawals, but do not count unapproved funds as immediately available.
Sources: S9 · S11
Resale or developer purchase?
An existing owner. An existing home.
Read the purchase-route details
Inspect what is actually there and negotiate the condition, inventory, tenancy position and payment terms in writing. An offer or earnest-deposit document can matter legally; obtain advice before signing or paying. Do not assume an unsuccessful loan application automatically gives you a refund. Agree the financing and consent conditions expressly.
The calculator below is built for this route.
Sources: S12
The photographs set the scene. The checks below help you make the decision.
02 / THE BUYING JOURNEY
Know what happens next.
A practical resale roadmap. Some work happens in parallel; your solicitor sets the legal sequence and contractual deadlines. Tap a step to explore.
Getting ready
Plan funds and priorities
Before you start: budget, funding source, ownership names and realistic move-in timing.
Explore the details
Separate your preferred home price from what you can safely commit. Discuss lending eligibility, valuation, rates and repayment conditions with a lender. Decide whether you need an empty home, a tenanted investment or a particular moving date. Keep an emergency reserve outside the purchase.
Example only
The “3% + 7% + 90%” example
Illustrative RM2m resale. The first 10% is part of the price—not an extra fee. Terms must be agreed.
See the full payment example
On an illustrative RM2 million purchase, 3% is RM60,000, a further 7% is RM140,000, and the remaining 90% is RM1.8 million. The first two payments form a 10% deposit—not an extra charge. With an RM1.6 million loan, a further RM200,000 of your own purchase funds is still needed at completion, plus transaction costs. Percentages, refund conditions and due dates must be agreed; this is not a rule for every sale.
A deadline needs a starting point.
“Sign in 21 working days” or “complete in 90 days” is meaningful only when the agreement defines when that clock starts, required approvals, excluded periods, extensions and late-payment interest. A consent-dependent SPA may run differently from an unconditional sale. Do not book a move or promise keys based on an assumed universal timeline.
03 / KNOW YOUR NUMBERS
Plan beyond the purchase price.
Estimate selected costs for one individual buying an ordinary residential resale property in 2026. It is a planning subtotal, not an all-in quotation. No first-home relief is assumed.
4% and 30 years are examples, not current bank offers. Rate and eligibility depend on your lender.
Adjust fee basis or enter actual legal quotes
Selected cash requirement
Partial budget before excluded taxes and charges. Not necessarily payable on day one.
- Your purchase funds (price − loan)
- RM400,000
- Transfer stamp duty
- RM64,000
- Sale / transfer legal fee
- RM21,250
- Principal loan legal fee
- RM17,250
- Principal loan stamp duty
- RM8,000
- Other costs entered
- RM0
- Selected transaction costs
- RM110,500
Any earnest deposit forms part of your purchase funds. Do not add it twice.
Progressive 1% / 2% / 3% / 4%; no relief assumed.
Assumed dutiable value: RM2,000,000
Illustrative monthly repayment
RM7,639
If the rate rises by 1 percentage point
RM8,589
Loan as a share of the price: 80.0% · 4% and 30 years are examples, not current bank offers. Rate and eligibility depend on your lender.
Not for companies, mixed-status joint buyers, auctions, HDA fee scales, historic transfers or special exemptions.
Not included unless you enter an allowance: SST on professional fees where applicable, disbursements and ancillary documents, consent / registration fees and levies, any separately agreed buyer-side agency fee, valuation, insurance or takaful, loan-package charges, utility deposits, renovation, furnishings, currency conversion and moving costs.
04 / UNDERSTAND WHAT YOU ARE BUYING
The title matters. So does the fine print.
Tenure, ownership documents and occupation are different questions. A marketing description cannot answer all three.
Freehold vs leasehold
These describe tenure, not whether a home is a condo or landed property. A leasehold resale normally transfers the remaining term, not a new 99-year lease. Read the actual expiry date, restrictions and renewal position. Freehold does not mean there are no planning or title conditions.
Sources: S14
Individual, strata and master title
Individual and strata titles describe the ownership structure. Strata ownership can include a main parcel, accessory parcels and common-property rights; check the actual parking entitlement. Where a separate title is not yet issued or transferred, an assignment and later perfection may be involved. Ask your solicitor which documents and future costs apply.
Sources: S5 · S3
Direct transfer is not a shortcut around duty
Where legally available and accepted by the developer and relevant parties, a direct-transfer arrangement may avoid an intermediate registration in the seller’s name. It does not automatically eliminate your stamp duty or legal work. Confirm the existing ownership chain, title availability, approvals, undertaking and itemised quotation.
Sources: S12 · S10
Vacant, tenanted or seller-occupied?
A purchase does not itself mean immediate move-in. For a tenanted sale, review the tenancy, deposits, rent, notices and the agreed transfer of landlord responsibilities. For a leaseback, document rent, end date, deposit, insurance, utilities, damage and late handover. Avoid verbal promises that the unit “will be empty soon”.
Documents worth preparing
Buyer and funding
Prepare the identity and status documents your advisers request, proposed ownership names, and evidence of funds or income for the bank’s assessment. Ask what certified copies and translations are required.
The property file
Ask for title / existing SPA and assignment-chain documents where applicable, relevant charges and consents, management statements, approved plans and any current tenancy. Your solicitor determines which searches and originals are needed.
Sources: S12
Loan terms worth comparing
Compare the effective rate and whether it can change, lock-in and early-settlement terms, insurance / takaful requirements, flexi-account conditions and capitalised fees. A lower headline instalment does not by itself establish a cheaper loan.
Overseas signing and transfers
Plan witness / authentication requirements, document delivery, transfer limits and source-of-funds checks before deadlines approach. Allow for exchange-rate movement and bank processing. Use your solicitor’s approved instructions rather than assuming a power of attorney or electronic signature always works.
Sources: S4
05 / VIEW WITH PURPOSE
Look beyond the living room.
Danny’s practical viewing prompts. These are questions to investigate—not claims about every development. Specialist inspection and legal searches serve different purposes.
Inside the unit
Check water pressure, leaks, dampness, drainage, windows, doors, electrical points and air-conditioning. Revisit after rain where practical. Ask what repairs are agreed and who pays. For material concerns, seek a qualified inspection with the owner’s permission; a viewing is not a structural survey.
Layout, outlook and usable space
Compare built-up area with usable rooms and balcony space. Confirm floor plan, orientation, privacy, afternoon sun, noise and any visible neighbouring works. Visit the actual floor and parking space; a show unit or another stack is not the same home.
The building’s finances and rules
Request current charges, sinking-fund contributions, arrears and any approved special levies. Ask for relevant management accounts, minutes and planned major repairs. Verify pets, renovations, visitor access and short-stay rules; do not underwrite an investment on assumed Airbnb permission.
Your everyday routes
Try the trip between the unit, parking, groceries, school entrance and your usual destinations. A short map distance may not reflect gates, hills, rain or traffic. School selection and admission should be confirmed separately from the home purchase.
Exactly what stays
List appliances, curtains, furniture, fixtures, access devices and parking rights. Record exceptions, condition, photos and any agreed replacements in the transaction documents. “Fully furnished” is not a detailed inventory.
Payments you can trace
Before a transfer, independently verify the authorised recipient and account using a known contact—not a changed account sent only by chat. Use documented payment instructions and obtain receipts. Do not agree to understate the property consideration through an off-record side payment. Confirm whom the agent represents and any agreed agency fee in writing before engagement.
Owning well starts before you buy.
Budget for the years after completion
Allow for management and sinking-fund charges where applicable, assessment and land/parcel rent, insurance, repairs and replacement of ageing equipment. For a rental purchase, model vacancy, letting and upkeep costs rather than treating gross rent as profit. Investment and tax treatment need advice specific to your circumstances.
RPGT is a disposal tax—not another flat buying fee
For individuals, the published citizen/PR rates are 30% in the first three years, 20% in year four, 15% in year five and 0% from year six. For non-citizens who are not PRs, they are 30% in the first five years and 10% thereafter. These apply to chargeable gains, not the full sale price; exemptions and legal holding dates matter.
Sources: S7
The buyer also has tax-compliance tasks
Your solicitor should address CKHT filing and purchaser retention/remittance. The retained sum generally comes from the purchase money and credits the seller’s tax; it is not automatically added on top of the agreed price. LHDN’s 2026 rules include an additional deemed-tax option subject to prior notification. Confirm the applicable amount and 60-day deadline rather than assuming 7% applies to everyone.
Sources: S8 · S15
A question about a particular home?
Bring the details to Danny. A guide is a useful start; your purchase is personal.
06 / YOUR PREPARATION LIST
A little structure. Less guesswork.
Tick off what you have checked. Progress stays in this browser when storage is available; it is not sent to Danny.
Before an offer
Before signing / completion
At handover
07 / QUESTIONS, ANSWERED
Before you say yes.
Is a 3% booking deposit compulsory?
No universal 3% rule is used in this guide. For a resale, agree the deposit, stakeholder, conditions and treatment if the sale does not proceed. For an HDA-protected developer purchase, the pre-SPA collection restriction is a separate rule. Read the document before paying.
Sources: S6 · S12
Is the deposit added to the property price?
No. A deposit credited toward the purchase is part of the price. In the example, RM200,000 paid on a RM2 million purchase leaves RM1.8 million of price to settle—not RM2 million plus the deposit. Legal fees and taxes are separate.
Will I get my deposit back if the loan is rejected?
Do not assume so. Ask your solicitor to ensure that any agreed finance condition, evidence requirement, deadline and refund mechanism are clearly written before you sign. An informal “subject to loan” conversation is not enough.
Sources: S12
How long does a resale take?
There is no guaranteed duration in this guide. SPA preparation, authority consent, title or assignment documentation, redemption and loan release all influence timing. A negotiated 90-day completion period may start only after defined conditions are satisfied. Confirm the exact clause rather than counting from your first viewing.
What changed for foreign buyers in 2026?
Finance Act 2025 adds an 8% residential-transfer category for covered sales from 1 January 2026 to non-citizens who are not Malaysian PRs, and foreign companies. It is assessed on the higher of consideration and market value. This calculator covers individual buyers only. Transitional or mixed-status cases need advice.
Sources: S1
Does Malaysian PR status remove every foreign-buyer restriction?
No. PR status has specific significance for the 2026 transfer-duty rule, but land-acquisition approvals are a separate question. Your solicitor must check the purchaser, title and current authority conditions.
Sources: S1 · S4
Is RM1 million always enough for a foreign buyer in KL?
No. RM1 million is the KL residential benchmark in the Bar’s October 2024 reference, not a guarantee of current eligibility. Restricted property categories, actual land location, title conditions and consent matter. Do not apply a KL benchmark to a Selangor title simply because both are in Greater KL.
Sources: S4
Does MM2H automatically approve my chosen property?
No. MM2H programme conditions and land-acquisition permission are different checks. Do not substitute a programme’s property floor for the actual local acquisition rules. Your MM2H adviser and conveyancing solicitor should confirm the property together. Buying a home is not itself an immigration approval.
Sources: S4
Is the bank valuation the stamp-duty valuation?
Do not treat them as interchangeable. A bank considers security for lending; stamp duty follows its legal assessment basis. The calculator’s optional market-value field is only a planning assumption for duty. Ask the bank for its approved loan amount and the solicitor for the assessed duty.
Sources: S10
Does “as is, where is” mean I should skip inspection?
No. It makes understanding the actual condition especially important. Ask about defects and alterations, inspect before committing where practical, and record any agreed repairs. Specialist reports, disclosure duties and your rights depend on the facts and contract—do not assume the phrase removes every remedy.
Do resale homes come with a new 24-month warranty?
Do not assume a fresh developer defect-liability period starts on resale. KPKT’s 24-month reference concerns Schedule G/H developer contracts from their relevant vacant-possession date. Ask whether any existing rights remain and how the resale contract handles defects.
Sources: S6
Can I move in as soon as I pay the full price?
Only according to the agreed handover conditions. Existing tenants, seller occupation, a leaseback or a specifically deferred vacant-possession date may change that. Put the required handover date and consequences of delay in writing before committing.
Can the same lawyer look after both buyer and seller?
You should obtain independent representation. Confirm in writing whom the solicitor acts for, and do not assume a lawyer preparing a document or facilitating signing is giving you independent advice.
Sources: S12
Are these legal fees an all-inclusive quote?
No. The scale illustrations exclude applicable service tax, disbursements, ancillary documents and non-standard work. The SRO has different schedules for covered developer transactions. Where permitted, discounts or negotiated portions require agreement with the solicitor; none is automatically promised here.
Sources: S3
Is RPGT retention an extra tax I must pay for the seller?
The purchaser’s statutory retention/remittance normally comes out of the purchase money and is credited toward the seller’s liability. It is not automatically an extra amount above the agreed price. Ask the solicitor to calculate it correctly, including any applicable 2026 deemed-tax notification option.
Sources: S8
Can Danny help with schools or MM2H as well?
You can discuss housing alongside school and relocation plans. Danny has confirmed an appointment as an ISP school agent. School admissions, formal MM2H applications, legal advice and bank approval remain separate professional or authority decisions; a property purchase does not guarantee them.
A small property glossary
- SPA
- Sale and Purchase Agreement: the main contract setting out the sale terms.
- MOT / Form 14A
- Transfer instrument used to register a transfer of title where applicable.
- DOA
- Deed of Assignment: transfers contractual rights where the relevant structure requires it.
- VP
- Vacant possession: delivery of possession under the contract’s conditions.
- Redemption
- Paying off an existing secured loan so the relevant security can be released.
- Sinking fund
- A reserve contribution for a strata development’s longer-term expenditure.
- RPGT / CKHT
- Real Property Gains Tax: tax on chargeable gains from disposal.
- Consent
- Required authority permission; not the same thing as a bank loan approval.
YOUR NEXT STEP
Let’s find a home
that feels like you.
I’m Danny Ung, a property agent focused on Desa ParkCity. Share your priorities and I’ll help you compare suitable homes, arrange viewings and coordinate the next steps with the relevant professionals.
Enquire on WhatsAppYou review and send the message yourself. Please do not include passport, bank-account or other sensitive documents in this first enquiry. No payment is collected on this page.
Property guidance and coordination · independent legal and bank decisions
Sources & important notes
Official rules and published guidance are cited by source number. Viewing suggestions, negotiation prompts and example payment splits are editorial guidance. Rules may change; the actual title, current authority conditions, bank offer and signed contracts govern each case.
The KL foreign-purchase threshold reference is dated October 2024, not a new 2026 authority confirmation. Ask the conveyancing solicitor to verify the exact property before paying a deposit.
- S1 · Finance Act 2025, Act 874 — residential transfer duty Read source ↗Sections 25–30; especially First Schedule item 32(ab), printed page 22. In force 1 January 2026. Official statute; not merely a Budget proposal.
- S2 · Maybank — property and home-loan stamp duty Read source ↗Used only for ordinary progressive bands and standard home-loan duty. Do not use its old relief windows or copy its illustrative cumulative table totals. The 2026 non-PR foreign residential rule comes from S1.
- S3 · Solicitors’ Remuneration Order 2023 Read source ↗First Schedule Table A and rules; Third Schedule Table A; Order 6. Effective 15 July 2023. Subsale estimator uses undiscounted scale; negotiated excess and ancillary work are qualified.
- S4 · Malaysian Bar — foreign acquisition reference, October 2024 Read source ↗Circular 444/2024, issued 23 December 2024, table explicitly as at October 2024. KL RM1 million is a dated reference, not independently verified blanket 2026 eligibility. Table itself requires State confirmation.
- S5 · JKPTG — strata title information Read source ↗Strata ownership, title and accessory-parcel context. Title-specific rights must be checked on the actual documents.
- S6 · KPKT / JPN — housing enforcement FAQ Read source ↗Questions 1–2 and 8. Government FAQ last dated 7 October 2023: no pre-SPA developer collection under Regulation 11(2); valid licence/APDL; Schedule G/H 24-month DLP. Scope is protected developer transactions, not a universal subsale rule.
- S7 · LHDN — Real Property Gains Tax rates Read source ↗Page updated 23 June 2026. Part I individual citizen/PR versus Part III individual non-citizen/non-PR. Companies and trusts outside simple comparison.
- S8 · LHDN — purchaser retention and remittance Read source ↗Updated 25 May 2026. Remittance within 60 days; 2026 additional deemed-assessment option subject to notification. Retention credits seller tax; not automatically extra purchase-price cost.
- S9 · KWSP / EPF — Buy House Withdrawal Read source ↗Akaun Sejahtera eligibility and documentation. No entitlement or timing is assumed in the planner.
- S10 · LHDN — introduction to stamp duty, updated 29 December 2025 Read source ↗Instrument-based duty, higher consideration/market-value basis, stamping even where exempt; ordinary loan example RM5 per RM1,000 or part. 2026 foreign residential amendment separately in S1.
- S11 · LHDN — stamp-duty exemptions and relief Read source ↗Check applicable gazetted order, dates, citizenship, prior ownership, property type and value. No first-home exemption automatically granted by this calculator.
- S12 · Malaysian Bar — why independent conveyancing advice matters Read source ↗Published 30 May 2022. Used for independent advice, documentary checks and limits of a signed SPA, not current tax rates.
- S13 · PTGWP — consent to transfer Read source ↗Official enquiry channel. Page retrieval is intermittently restricted; current unit-specific fees, levies, threshold and timing were not independently confirmed here.
- S14 · National House Buyers Association — freehold and leasehold Read source ↗Older foundational explanation, used for tenure distinction only. Actual term, restrictions and renewal procedure require current title/legal review.
- S15 · LHDN — seller and purchaser responsibilities Read source ↗Purchaser CKHT 2A filing duties and timing; refer the statutory acquisition/disposal date question to the solicitor. Not the same as handover date.
Photographs: ParkCity Tower brochure, pages 23–24, supplied in Danny’s File Library. Archive township photography, not photographs of an available unit. Rights should be confirmed before public launch.
Prepared for Danny Ung’s website. General information only; not legal, tax, investment or mortgage advice. No guarantee of availability, approval, price growth or rental return.