80 in 100 new homes in KL and Selangor are strata high-rise: know the maintenance fee and short-stay rules first
In Kuala Lumpur and Selangor, Malaysia, 80 in 100 new homes launched in 2023 to 2026 are strata high-rise (condos, serviced apartments, SOHOs and suites), and serviced apartments, SOHOs and suites alone are 50 in 100. Every strata high-rise has a management body (JMB or MC) and by-laws.
This week the Court of Appeal ruled that a management body may deactivate access cards over unpaid fees but may not stop owners entering their own units, and the proposed short-term rental framework will keep strata by-laws in force. The framework is still a proposal, so do not wait for it. The figures come from TEDUH unit records covering about 316,000 units.
Two things Jay did not expect: a blocked card and a building that bans short stays
Last year Jay bought a serviced apartment to live in and to list for short stays when he travelled. He did not expect two things: after a few months of late maintenance fees his access card was blocked, and the building's by-laws already banned short-term rentals.
He is not unusual. Most new homes launched in KL and Selangor are strata high-rise that come with a management body.
Unpaid fees cannot lock you out; short-stay framework keeps building rules
- Unpaid fees: on 28 October the Court of Appeal ruled that a joint management body may deactivate access cards over unpaid maintenance fees but may not stop owners entering their own units. On 30 October the housing minister added that management must provide alternative access, such as registering at the guardhouse or opening a basic lift or service stairs.
- Short-term rentals: the proposed framework will keep existing strata by-laws in force; only registered units meeting local council licence conditions may operate legally, and platforms will be encouraged to check licences before listing. It is still a proposal with no confirmed details or start date, so do not delay buying or selling for it.
How many new homes these rules cover
| Home type | Launched 2015–2018 | Launched 2023–2026 |
|---|---|---|
| All strata high-rise | 79 in 100 | 80 in 100 |
| Of which serviced apartments, SOHOs, suites | 43 in 100 | 50 in 100 |
| Of which condos | 36 in 100 | 30 in 100 |
| Total units | 269,708 | 315,565 |
Two things are clear: eight in ten new homes in KL and Selangor have been strata high-rise for a decade, and within that, serviced apartments, SOHOs and suites keep growing. Most of these sit on commercial land, where by-laws and utility charges can differ from ordinary condos. Gated strata landed homes and townhouses are not even counted here, and they also have management bodies and fees.
Five things to ask before buying a strata unit
- Ask the maintenance fee and sinking fund, and how they are revised. It is a fixed monthly cost, and arrears affect access cards and parking: maintenance fee and sinking fund.
- Buying subsale, check the seller's arrears. Get a statement from the management body before signing and agree who settles it.
- Planning short stays? Check the building's by-laws first. Whenever the new framework starts, by-laws still apply: short-term rentals in a condo.
- Know a serviced apartment, a SOHO and a condo apart. Different land use can mean different by-laws and running costs: serviced apartment vs condo, SOHO, SOVO, SOFO vs condo.
- Learn how management bodies and AGMs work: JMB, MC and AGM guide.
FAQ
Can management stop me going home over unpaid fees?
No. On 28 October 2026 the Court of Appeal ruled that a management body may deactivate access cards but may not stop owners entering their own units; the minister said alternative access must be provided.
How many new homes in KL and Selangor are strata high-rise?
In KPKT's TEDUH records, 80 in 100 new homes launched in 2023 to 2026 are condos, serviced apartments, SOHOs or suites.
Is the new short-term rental framework in force?
Not yet. It is still a proposal with no confirmed details or start date. As proposed, it keeps existing strata by-laws.
Can I run short stays in my condo?
Check whether the building's by-laws allow it, then local council rules. If the by-laws ban it, the new framework will not change that.
How do I avoid inheriting the seller's arrears on a subsale condo?
Get an arrears statement from the management body before signing and state in the sale agreement who clears it.
Source TEDUH (KPKT), Sumber: TEDUH, KPKT. Scope: every new residential unit registered in KPKT's system in Kuala Lumpur and Selangor, grouped by the year of each project's first sale and purchase agreement into 2015–2018 and 2023–2026; projects with cancelled permits and units with no home type excluded. Strata high-rise means condos, serviced apartments, SOHOs and suites; gated strata landed homes and townhouses are not counted, so the true share under a management body is higher. Court ruling and minister's remarks as reported by EdgeProp on 28 and 30 October 2026; the short-term rental framework as reported by EdgeProp on 27 October 2026. General information, not legal advice.
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