Q: Is there a management operator available?

Yes. Mana Mana Hospitality — part of EXSIM Hospitality Berhad, listed on Bursa Malaysia — is intended to operate the residences as managed short-stay accommodation. Operates 12+ properties across five Malaysian cities Centralised booking, housekeeping and check-in, run building-wide Existing KL buildings include Ceylonz, Scarletz and Expressionz The commercial terms — whether joining is optional, how income is split, whether any return is guaranteed — appear in the operator agreement at launch.

Question 1

Where is MABA Suitez located?

Accepted Answer

On Jalan Hang Jebat in Kuala Lumpur city centre, on the 1.328-acre site formerly occupied by MABA Stadium. It sits directly opposite Merdeka 118 and the 118 Mall, roughly 200 m from Stadium Merdeka, and within walking distance of MRT Merdeka and LRT Plaza Rakyat. Worth being precise: this is KL City Centre, in the Merdeka 118 precinct. It is not KLCC, which is about 1.5 km away and a different market.

Question 2

Who is the developer of MABA Suitez?

Accepted Answer

EXSIM MABA Sdn Bhd, part of the EXSIM Group, in joint development with the Malaysia Basketball Association (MABA), the landowner. EXSIM is an established Klang Valley high-rise developer whose portfolio includes Ceylonz, Scarletz, Expressionz and Millerz Square, and which has been recognised in FIABCI, Malaysia Property Award, PAM, MLAA and EdgeProp awards. The sales entity for the project is a dedicated company, MABA Suitez Sdn Bhd.

Question 3

What type of property is MABA Suitez?

Accepted Answer

A high-rise development of serviced apartments, with a component of smaller office suites. The released layout plans run 323 to 657 sq ft; office suites from 323 sq ft. Approximately 914 units across two towers of 54 and 50 storeys. Serviced apartments in Malaysia typically sit on commercial title, which affects utility tariffs, assessment rates, financing margins and short-stay permissibility. Confirm the title category in the sale documents before you commit.

Question 4

What landmarks and amenities are near MABA Suitez?

Accepted Answer

Merdeka 118 — at 678.9 m, currently the second-tallest building in the world — and the 118 Mall are directly opposite. Stadium Merdeka and Stadium Negara, both national heritage sites, are adjacent. Bukit Bintang, Chinatown, Central Market and Pasar Seni are all within roughly a kilometre, and the site is served by MRT Merdeka and LRT Plaza Rakyat.

Question 5

When will MABA Suitez launch?

Accepted Answer

Groundbreaking took place in December 2025. Launch is targeted for Q4 2026. The price list, floor plates and booking process go to the interest list before any public announcement. Register now to secure the early-bird package.

Question 6

How do I register my interest?

Accepted Answer

Two ways, both take under a minute: Message us on WhatsApp Fill in the registration form Free, non-binding, and it does not reserve a unit.

Question 7

Is there a management operator available?

Accepted Answer

Yes. Mana Mana Hospitality &mdash; part of EXSIM Hospitality Berhad, listed on Bursa Malaysia &mdash; is intended to operate the residences as managed short-stay accommodation. Operates 12+ properties across five Malaysian cities Centralised booking, housekeeping and check-in, run building-wide Existing KL buildings include Ceylonz, Scarletz and Expressionz The commercial terms &mdash; whether joining is optional, how income is split, whether any return is guaranteed &mdash; appear in the operator agreement at launch.

Question 8

How can I get a quote and schedule a viewing?

Accepted Answer

Message us on WhatsApp and you will get: An indicative quote for the layout you want The early-bird package once released A preview or showroom appointment when one is available The project is pre-launch, so there is no permanent sales gallery yet &mdash; appointments are arranged individually.

Question 9

Why is it called MABA Suitez, and what happened to the old stadium?

Accepted Answer

MABA Stadium was built between 1993 and 1995 under the leadership of Dato' Loke Yuen Yow and served as the home of Malaysian basketball for three decades. By the 2020s the building had deteriorated — a leaking roof and failing cooling systems among the problems — and the association took the view that redevelopment was a better outcome than continued patchwork maintenance. The hoarding with the EXSIM logo that you may have seen on site marks that redevelopment, not a straight land sale.

Question 10

Is MABA selling the land and walking away?

Accepted Answer

No. It is structured as a joint development. MABA is reported to receive around RM170 million from the project, of which roughly RM120 million is earmarked to buy back serviced apartment units within the towers and hold them for recurring rental income — reported at around RM6 million a year. The practical implication for a buyer is that the landowner remains a substantial long-term owner inside the building rather than exiting at completion.

Question 11

Will there still be a basketball facility on the site?

Accepted Answer

A new MABA headquarters of approximately 3,000 sq ft, incorporating a dedicated 3×3 half court, is planned within the development. That is a headquarters with a practice facility, not a replacement stadium — the original venue's seating capacity is not being reinstated. Whether residents will have any access to that court has not been stated. Treat it as an association facility unless the developer confirms otherwise.

Question 12

How many towers, and how many units in total?

Accepted Answer

Two towers of 54 and 50 storeys, 914 units in total, on 1.328 acres. That is dense. Two numbers to ask for when the specification is released: Lift count per tower Car park allocation ratio Those tell you more about daily living quality than any facilities list.

Question 13

Is it freehold or leasehold?

Accepted Answer

Not yet publicly confirmed. The tenure and title category will be stated in the sale and purchase agreement and the developer's advertising permit. This is a question to ask directly rather than assume. Tenure affects financing, resale liquidity and the foreign buyer consent process, and central Kuala Lumpur contains both freehold and leasehold sites.

Question 14

Residential title or commercial title — and why does it matter?

Accepted Answer

Not yet publicly confirmed. Serviced apartments in Malaysia are commonly built on commercial-titled land, and this should be verified in the sale documents. Commercial title generally means higher electricity and water tariffs, higher assessment rates, sometimes a lower financing margin, and no eligibility for residential-only incentives. On the other side, it is usually what makes managed short-stay operation permissible in the first place. It is a trade-off, not a defect — but it should be a known one.

Question 15

What facilities are planned?

Accepted Answer

Not yet released. The facilities deck is issued at launch. For an operator-managed building, two things are worth checking when it appears: whether facilities are shared with short-stay guests or split between owner and guest zones, and whether any facility floor is contained within the strata common property rather than retained by the developer or operator.

Question 16

How many car park bays does a unit get?

Accepted Answer

Not yet released. On a 1.3-acre city site with roughly 914 units, expect the allocation to be tight and for smaller units to receive one bay or, in some layouts, none. Given MRT Merdeka and LRT Plaza Rakyat are both walkable, a low ratio is a defensible design decision — but it changes both your own use and your future tenant pool, so get the number in writing.

Question 17

When is vacant possession, and what happens if it is late?

Accepted Answer

Target completion is 2031. Once a sale and purchase agreement is signed under the Housing Development (Control and Licensing) Act, the delivery period is contractual, and liquidated ascertained damages are payable by the developer for late delivery at the rate specified in the agreement. Note that developments on commercial title may fall outside the standard housing schedules. Confirm which statutory regime applies to your unit, because it determines whether you have that LAD protection at all.

Question 18

How much does a unit cost?

Accepted Answer

Pricing is not published here. The price list and the units still available are released directly &mdash; message me and I will send the current numbers for the type you are looking at. Two costs to settle in the same conversation, because both are easy to miss: the car park is not included with the unit, and maintenance is RM0.99 per sq ft with the sinking fund inside that rate.

Question 19

What is the payment schedule?

Accepted Answer

Not yet released. Malaysian new launches typically follow either a progressive schedule tied to construction milestones, or a deferred structure where a larger share falls due nearer completion. With a 2031 completion, the structure matters a great deal: a progressive schedule means you begin servicing interest years before there is any income, while a deferred structure moves that burden later. Ask for the schedule and model your own holding cost across the full construction period before you commit.

Question 20

What costs come on top of the purchase price?

Accepted Answer

Budget beyond the headline price for: MOT stamp duty on the tiered scale &mdash; or 8% flat for foreign buyers from 1 January 2026 Legal fees on the sale and purchase agreement Stamp duty and legal fees on the loan documentation Valuation and disbursement fees Foreign buyers: state consent application fees Developers often absorb some of these in a launch package. Confirm in writing which are genuinely absorbed and which are merely deferred.

Question 21

Are there early-bird incentives or rebates?

Accepted Answer

Not yet announced. Pre-launch registration lists are usually where launch-day packages are first offered, which is the substantive reason to be on one. When a package is offered, read what it does to the net price. A rebate applied against the SPA price and a rebate applied outside it have different implications for your loan margin, your stamp duty and your future capital gains position.

Question 22

What will maintenance fees and the sinking fund cost?

Accepted Answer

RM0.99 per sq ft per month, with the sinking fund included in that rate. On a 484 sq ft unit that is roughly RM479 a month; on 657 sq ft, roughly RM650. Ask whether the rate is held for an initial period and what it covers. A building with extensive facilities and a hospitality operation carries real running costs, and this charge is payable whether or not the unit is occupied.

Question 23

Can I get financing, and at what margin?

Accepted Answer

Malaysian banks finance new launches routinely, commonly up to 90% for owner-occupiers on residential title. Commercial-title serviced apartments often attract a lower margin, and foreign buyers typically see 60–80% depending on income documentation and the property type. Since neither the title category nor the final pricing has been confirmed, obtain a fresh indicative approval close to launch rather than relying on an assumption made now.

Question 24

Who is Mana Mana, and what exactly do they do?

Accepted Answer

Mana Mana Hospitality is a managed short-stay accommodation operator and part of EXSIM Hospitality Berhad, listed on Bursa Malaysia. It currently operates 12 or more properties across five Malaysian cities, including Ceylonz, Scarletz, Expressionz and Millerz Square in Kuala Lumpur, and The Stallionz in Ipoh. The model is centralised: the operator handles booking channels, housekeeping, check-in and guest service for the building as a whole, rather than each owner running an individual listing.

Question 25

Is joining the rental programme compulsory?

Accepted Answer

Not yet published. Across the market, arrangements range from fully optional to effectively mandatory through the building by-laws. This is one of the most consequential terms in the whole purchase, and it is worth getting the answer in writing before you pay a booking fee. If participation is mandatory, you are buying an operating business interest as much as a property; if it is optional, you retain the ability to switch to long-term tenancy if short-stay economics deteriorate.

Question 26

Is there a guaranteed rental return?

Accepted Answer

No guaranteed return has been announced, and you should not assume one. Where guaranteed returns are offered in Malaysian projects, they are typically for a defined initial period, are funded in economic substance out of the purchase price, and depend entirely on the guarantor's ability to pay. If a guarantee is offered at launch, the questions that matter are: which entity is guaranteeing it, for how many years, what its balance sheet looks like, and what happens in year one after the guarantee expires.

Question 27

How is rental income actually split?

Accepted Answer

Not yet published. In typical managed arrangements, gross booking revenue is reduced by channel commissions, housekeeping and consumables, utilities, operator management fee and maintenance charges before anything is distributed to the owner. The number to ask for is not the headline split. It is the historical net distribution per square foot at the operator's comparable existing buildings — Ceylonz and Scarletz are the closest analogues. Ask for actuals, not projections.

Question 28

Can I stay in my own unit?

Accepted Answer

Managed programmes commonly allow owners a limited number of personal-use nights per year, often subject to advance booking and blackout periods over peak dates. The specific entitlement here has not been published. If you intend to use the unit regularly, clarify this early — an investment-first programme and an own-stay-first purchase are not always compatible.

Question 29

Is short-term rental even legal in Kuala Lumpur?

Accepted Answer

Malaysia has no single nationwide short-term rental statute. Draft licensing guidelines exist but are not in force. The binding constraint is at building level: following the Federal Court decision on Verve Suites Mont'Kiara, a management corporation can prohibit short-term letting through by-laws. A commercial-title building designed for hospitality, with the operator embedded before handover, is the strongest position available. That is materially safer than a condominium retrofitted for short-stay &mdash; but it is not a legal guarantee, and nobody can honestly offer you one.

Question 30

What if owners later vote to ban short-term letting?

Accepted Answer

This is the tail risk that most projects of this type do not discuss. Once the management corporation is formed after handover, control of the by-laws passes to the owners, and a sufficient majority can in principle restrict short-stay use. Mitigants worth verifying: whether the deed of mutual covenant or building by-laws entrench the operator arrangement from the outset, and whether the developer and MABA — both expected to retain substantial unit holdings — hold enough voting share to preserve it. Ask to see the draft by-laws before you sign, not after.

Question 31

Do I need to furnish and fit out the unit myself?

Accepted Answer

Not yet confirmed. Operator-run buildings normally require a standardised furnishing package so the product is consistent across the inventory. Ask whether that package is included in the purchase price, offered as a separate paid package, or mandated at your own cost to the operator's specification. A fit-out obligation of RM40,000–RM60,000 that surfaces after booking materially changes your true entry cost and your yield.

Question 32

Can I appoint my own agent or manage it myself?

Accepted Answer

Depends entirely on whether the programme is optional, which has not been published. If participation is mandatory, self-management or an outside agent will generally not be permitted while that arrangement subsists.

Question 33

Can foreigners buy at MABA Suitez?

Accepted Answer

Foreigners can generally buy strata property in Kuala Lumpur, subject to a minimum purchase price of RM1,000,000 per unit and state authority consent. Read that against the pricing here, because it is the single most important constraint for an overseas buyer: units priced below RM1 million are not available to you at all. Depending on the final price list, that may exclude the smaller serviced apartments and much of the office suite inventory, leaving foreign buyers concentrated in the larger or higher-floor units. Ask specifically which units clear the threshold before you shortlist.

Question 34

What stamp duty do foreign buyers pay?

Accepted Answer

From 1 January 2026, a flat 8% stamp duty applies to transfers of residential property to foreign buyers, replacing the previous 4% rate. It applies to both new launches and subsale. On a RM1.2 million unit that is RM96,000 in transfer duty alone, before legal fees and loan documentation. It should be in your entry-cost model from the beginning, not discovered at the memorandum of transfer stage. Confirm the current position with a Malaysian solicitor before committing — rates are set by government policy and do change.

Question 35

Can a foreigner get a Malaysian mortgage?

Accepted Answer

Yes, though margins are typically lower than for Malaysian citizens — broadly in the 60–80% range depending on the bank, your income documentation and the property's title category. Some banks are more restrictive on commercial-title serviced apartments. Foreign-currency income can be accommodated but usually lengthens the approval process. Start the conversation with a bank well before launch rather than after you have paid a booking fee.

Question 36

Does buying property give me residency in Malaysia?

Accepted Answer

No. Property ownership by itself confers no visa or residency right in Malaysia. Residency runs through the Malaysia My Second Home programme, which is a separate application with its own tiers and financial requirements — the tiers reference minimum property purchases of RM600,000, RM1,000,000 and RM2,000,000 respectively, along with holding periods of around ten years in most cases. Buying here may satisfy a property requirement, but it does not substitute for the application. Take specialist advice; MM2H terms have changed repeatedly.

Question 37

What tax will I pay on rental income and on eventual sale?

Accepted Answer

Malaysian rental income is taxable in Malaysia; non-residents pay a flat rate with limited reliefs. On sale, Real Property Gains Tax applies. Non-citizen rates are higher and do not taper to zero the way citizens' do. You may also be taxable at home, subject to any double taxation agreement. This is a question for a cross-border tax adviser, not a property agent. Get the advice before you buy &mdash; ownership structure is hard to change afterwards.

Question 38

How long does the foreign purchase process take?

Accepted Answer

State authority consent is required before the transfer completes and commonly takes several months. On a 2031 completion that is not a practical obstacle, but it does affect the timing of the memorandum of transfer and should be factored into your solicitor's timeline.

Question 39

What happens if the project is delayed or abandoned?

Accepted Answer

Purchases under the Housing Development (Control and Licensing) Act carry statutory protections: payments flow through a housing development account, progress billings are tied to certified construction stages, and liquidated ascertained damages are payable for late delivery. The material question is whether your specific unit falls under that regime — commercial-title developments may not. Ask which statutory framework applies, and separately ask who is providing the bridging finance for construction, since a well-funded project is the first line of defence against delay.

Question 40

Is there an oversupply of serviced apartments in Kuala Lumpur?

Accepted Answer

Yes, and it would be dishonest to say otherwise. KL has carried elevated unsold high-rise stock for years, and small serviced apartments are the most exposed segment. The counter-argument for this site: Supply is not uniform &mdash; the Merdeka 118 precinct has few completed residential towers relative to the commercial and retail space landing there. A building run as one hospitality product competes in a different pool from fragmented investor stock. Both are true at once. Test it yourself: check occupancy at the operator's existing KL buildings, and what has launched within a kilometre.

Question 41

Can I sell before completion?

Accepted Answer

Sub-sale before the memorandum of transfer is generally possible but is subject to developer consent, an administrative fee, any contractual restriction on assignment, and — for foreign buyers — state consent on the onward transfer. Practically, exiting a 2031-completion project early means selling into a market where the developer is still selling the same product, which is a difficult position. Buy on the assumption that you will hold to completion and beyond.

Question 42

What is the realistic downside case?

Accepted Answer

A fair one to hold in mind: completion slips beyond 2031; the short-term rental regulatory framework tightens; net distributions after operator fees, maintenance and vacancy come in below the indicative projections; and a dense unit count in a supplied market makes early resale slow and price-sensitive. None of these is a prediction, and none is unique to this project. The reason to write them down is that a purchase which still makes sense under those assumptions is a purchase you can hold with confidence. If it only works on the optimistic case, that is worth knowing before the booking fee, not after.

43 questions, including the ones brochures leave out.

Thirty years of basketball, funding the next thirty.

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