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The 3 Types of Affordable Housing Program in Malaysia

1) Residensi Prihatin – Apartment that cost RM 200,000.


  • Mortgage payment – Average RM 775 for 100% financing, 35 years
  • Controlled Pricing for Additional Parking Lot – RM 15,000 for tandem parking lot & RM 18,000 for side-by-side parking lot. (Maybe able to be included in loan)
  • Controlled Pricing for Maintenance Fee – 12 Cent per SQFT (Very cheap)
  • Booking fee cap at RM 1,000 & must be FULLY REFUND if transaction fail with or without valid reason.
  • Age 18 & Above eligible to purchase.


  • 750 SQFT (Small)
  • Quality – QLASSIC Score (Residensi Wilayah Sky Awani achieve 79% QLASSIC Scoring). Apartment costing RM 200,000 will be impossible to build with such quality as MOST if not all Residensi Wilayah costing RM 230,000 have bad reviews online. BUT it is clearly written that it is compulsory be at least 70% in QLASSIC scoring without mentioning any penalty if developer fail to do so.
  • Limited choice in location (Currently 2 project, all in Putrajaya)
  • 20,000 out of the 40,000 units built in the beginning will be reserve for MAF (Malaysian Armed Forces), you have to be quick to apply.
  • Lower chance in Capital Gain, there is tremendous amout of land in Putrajaya.
  • Not allow to be sold within 10 years after S&P signed. (EXCEPT TO SPOUSE OR CHILDREN)
  • Gross income of individual/with family inclusive of allowances MUST NOT EXCEED RM 5,000 (Only cater to low income group)
  • NOT CLEARLY WRITTEN in Dasar Residensi Prihatin whether is it allow to be rent out
  • As for self employed, company gross income above RM 5,000 for any month out of the latest 3 months bank statement submitted will be rejected. Calculation of income not based on the average income for the last three months or taking in consideration of the cost of running the business. (based on previous application for Residensi Wilayah result)
  • Normal unit will only include one parking lot
  • Bare unit, owner must spend a substantial amount of money for renovation.

For more information, please visit

(As of 29 March 2021, there is not one project that have launch)

2) RUMAWIP (Rumah Mampu Milik Wilayah Persekutuan) or now known as Residensi Wilayah – RM 300,000 and below


  • Mortgage payment still consider relatively low. Average RM 1,200 for 35 years loan.
  • Second homebuyer allowed as long as self or spouse do not own any property in Wilayah Persekutuan.
  • Variety of choice in terms of location.
  • Some projects are walking distance to train station.
  • Clearly written in Dasar Residensi Wilayah that it is illegal to be rent out to foreigners within 10 years after signing SNP, which means it is legal to be rent out to Malaysians. It can turn out to be a good investment!
  • Size is from 800-900 SQFT, it is possible to get a decent size.
  • Individual gross income of RM10,000 and below & household gross income of RM 15,000 is eligible to apply.
  • Some of the project facilities are really impressive for the price paid.
  • Extra 2 13A Switch Socket Outlet compared to Residensi Prihatin (Maybe useful)


  • Not allow to be sold within 10 years after S&P signed. (EXCEPT TO SPOUSE OR CHILDREN)
  • Most of the project won’t be 900 SQFT
  • Income of RM10,000 and above for any month out of the latest 3 months salary slip submitted to KWP will be rejected. Calculation of income not based on the average income of three months.
  • As for self employed, company gross income above RM10,000 for any  month out of the latest 3 months bank statement submitted will be rejected. Calculation of income not based on the average income for the last three months or taking in consideration of the cost of running the business.
  • Normal unit will only include one parking lot.
  • Need to self-study on the developer background as project qualities can be bad or really good.
  • Bare unit, owner needs to spend substantial amount of money for renovation.

Both RUMAWIP (known as Residensi Wilayah) or Residensi Wilayah did not clearly make it a requirement for certain material brand to be use, for example the wiring should be using Mega Cable or at least must be SIRIM approved and the tap by DOE. Buyer best chance is to research on developer track record in order to get the best bargain. The pandemic definitely have cause most if not all developers to cut cost of materials used sacrificing the quality.

3) Maybank Houzekey Project

This is NOT a government effort. Package can be change more frequently.


  • Bigger size unit and many options
  • Better facilities
  • Higher quality
  • Plenty of projects to choose from
  • No salary cap to go for this
  • More likely a long term house (bigger space, more parking space)
  • Parking can be single, double or more (Can be included in loan)
  • Can let go of it after five years if you wish not to purchase it
  • Can purchase it after one year of vacant possession.
  • Low upfront cost
  • No need of progressive payment during construction
  • Monthly payment is only after vacant possession, based on 60% of property price for the first 5 years
  • Can sell off after you purchase it without any form of restriction


  • Higher installment compared to the government initiative such as RUMAWIP or Residensi Prihatin.
  • After five years installment can be double (First five years is similar to renting a house from Maybank which you will own in the future, so instead of paying rent to someone else; you reserve your dream house with renting from a bank)

If you are interested to know more, please click here to inquire.

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Information on Self Employed Malaysians to Purchase a RUMAWIP

RUMAWIP or Residensi Wilayah Purchasing

Moving forward, due to the pandemic that will definitely decrease the jobs available in the market, we will see the increase of freelancers like Influencers, YouTubers, Online Businesses, Entrepreneurs or any work that is self created in Malaysia. The demographic of this group of people will largely consist of millennials that would not bow down in defeat towards the coming recession.  

Register a Business 

Firstly you will need to register a business either sole proprietorship, business wholly owned by a single individual using personal name as per identity card or trade name or partnership (Sdn Bhd) Business owned by two or more individuals but not exceeding 20 persons. Identity card name can’t be used as business name. The reason being,  it is necessary to register the business for more than 2 years in order to secure a housing loan.  If buying with cash; please ensure that your income tax Is declared accordingly as the tax officers may pay you a visit anytime! The cost to register a trade name is RM 60, personal name is RM 30 and an additional service fee for the registration in the SSM branch is RM 5. Click HERE to go to Suruhanjaya Syarikat Malaysia (SSM) for further information. When you are setting up a Sdn Bhd (unless you’re  SoImJenn level, please don’t), the rough cost yearly is between RM 2000 to RM 3000. If you wish to know more, click HERE for a quote from Indah Secretarial KL Sdn Bhd. 

Keep all Financial Records for Income Tax

As a beginner in planning your first house purchase as a self employed, declaration of your income tax is a must whether you are planning to buy it with a mortgage or cash. For normal earners (yearly income below RM 120,000) we don’t have to go for partnership; registering a sole proprietorship will do. Please click HERE to read RinggitPlus on what you can save for your personal income tax. In most cases, receipts you keep will fade off, so it is to your best interest to photostat/scan every single one of them and keep it in a file and always send a digital copy to yourself through email . If you are earning more than RM 120,000 , you are not eligible to buy a Residensi Wilayah (unless you are married with less than RM 180,000 yearly household income). For your information, when submitting the required 3 months bank payslips, if your statement shows that the credit in any of the months submitted is more than RM 10,000 (not the average of 3 months), your success rate in getting the approval for a RUMAWIP project is little to none. 

Researching on the Project

It is often too late if you discover your desired project when it is already out in the market. Developers need to have the APDL, both a sales permit and housing development license, as prescribed in the Housing Development (Control and Licensing) Act 1966 (Act 118) before advertising the project. Is good to do a  Google research in order to  get to know all real estate agents who specialize in these types of housing segments or maybe just click HERE to be inform via WhatsApp over any future launch of your desire location, in order to stay ahead.

Researching on the Project

The demand for RUMAWIP is always high; at times the booking fee can be a little demanding like RM 15,000 but not all the time. You probably need to prepare for that or more in case you need to pay for the lawyer fees and etc. Secondly CCRIS, it is best keep good (payment made on time for existing loan), with an existing borrowing such as a credit card (PTPTN best not included in this) is definitely a plus. The Central Credit Reference Information System (CCRIS) is a system created by Bank Negara Malaysia’s (BNM) Credit Bureau to provide standardised credit reports on a potential borrower

This is important especially in cases where the Developer may require a CCRIS check before accepting the booking, or to secure a housing loan. If you are using LPPSA, EPF staff loan, bank staff loan or etc, CCRIS record is not important. 

My First Home Scheme

There are several criteria that applicants must meet to be eligible for the My First Home Scheme:

  • Must be a first-time buyer
  • Must be a Malaysian citizen
  • Available for salaried worker or self-employed individuals
  • Allows single or joint applicants
  • Joint applicants must be immediate family members
  • Gross monthly income:
    • Up to RM5,000 – Single/joint applicant(s)
    • More than RM5,000 and not more than RM10,000 – Joint applicants (subject to maximum gross monthly income of RM5,000 per applicant)
  • No record of impaired financing (i.e. failure to repay loans) within the past 12 months

(This is is also subject to Bank approval, if your salary is above RM 5,000 please advise to inform your real estate agent for his advise (only experience agents qualify to advise) in order to secure 110% loan amount)

By failing to prepare, you are preparing to fail.

Benjamin Franklin

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Setting Up a Partnership Cost (Sdn Bhd) 5th November 2020

Covid-19 Stimulus Incorporation Package at RM2,599 (Worth RM6,200).

The economy has slowed down after the pandemic, and to revitalise the economy, our government has come out with a policy to encourage incorporation. New incorporation now gets to enjoy RM20,000 tax rebate annually for a consecutive of 3 years. And, to support the plan, Cheng & Co has designed a package particularly for those who have been thinking to establish a private limited company (Sdn. Bhd.).

The first 200 clients get to enjoy more than 50% discount off of services worth RM6,200 at RM2,599. Our incorporation package aims more than just setting up a company for our client, but we try to provide services that go extra miles for our client:-

  1. Incorporation
  2. 12 months retainer fee
  3. Free 2 bank account opening resolution within 3 months
  4. Domain and email package
  5. Jobsocieties posting
  6. Free 1 to 3 months trial of selected cloud accounting software
  7. Free 1 to 2 months trial of selected cloud payroll software
  8. Free update of the latest tax and statutory development by WhatsApp and email

Please find attached herewith our quotation and checklist for incorporation of a Malaysian company for your perusal. If our quotation is in favour to you, kindly complete Appendix I and return a copy to us together with the passport copy of the director(s) and shareholder(s). If the shareholder is a body corporate, kindly provide its certificate of incorporation and the details of the corporate representative.

Requirement of Incorporation

Director – At least one (1) director who is ordinary reside in Malaysia by having principal place of residence

Shareholder – At least one (1) shareholder, can be individual or company. (can be 100% owned by foreigner)

Paid up Capital – minimum RM1.00


a) Name reservation (1 – 2 working days)

b) Once name search approved, we will prepare the incorporation documents for your arrangement on director and shareholder signature.

c) Once signed, please scan us a copy of the signed documents together with the payment via email and we will proceed to the incorporation. The original copies  shall return to us later. 

Should you require any clarifications, please do not hesitate to contact Pearly (Person in Charge)

Indah Secretarial (KL) Sdn. Bhd.

18-2, Jalan 2/114,

Kuchai Business Centre,

Off Jalan Klang Lama,

58200 Kuala Lumpur.

Tel : 03-7984 2018 / DID: 03-7985 9897

Fax: 03-7984 9872


How to buy a RUMAWIP or Residensi Wilayah?

There is various ways to owning these value buy property. One usually goes to Residensi Wilayah website and apply for one. That is usually the way but if you have tried, you may know understand that you are usually having issues submitting all the right documents, always a few step behind in getting the right unit, don’t even understand how to apply at all and totally miss the launch!

The question now is how to obtain the unit you desire and not miss out? Here are 5 steps to owning your desired RUMAWIP or known now to be Residensi Wilayah.

Steps to look out for on buying your RUMAWIP

1) CCRIS – CCRIS stands for Central Credit Reference Information System. It is a system created by Bank Negara Malaysia (BNM) which synthesizes credit information about a borrower or potential borrowers into standardized credit reports.

Rule number 1 – Pay your bills and pay it ON TIME! From the car loan to your telco bills, pay on time! To those who lend your name to others as guarantor, make sure they pay their bills! 90% applicant of RUMAWIP projects will be rejected by sales representative due to CCRIS or DSR issues.

2) Google

Always google around for the latest launches for RUMAWIP/Residensi Wilayah whether from official website from the government (usually it’s slower) or from any other source. Advertisement will start to appear in Facebook or Instagram, engage the sales person. Always ask them to send you the information on the project so that you can compare and know the relevant questions to ask! Sometimes you have to meet them, as they can only send you the information after Developers Licence and the Sales & Advertising Permit, or APDL is out. Meeting them, you stay ahead from the crowd who will rush in when the property is launch. This is very IMPORTANT for project that is First Book, First Select Basis.

3) Trust the Sales Person

He or she is the one making the commission from your purchase. Work with them, they usually ask you lots of questions as they need to know are you eligible to buy this government initiated affordable housing project? Will your loan be approved? It is their job to study all these related factors and assist you to own this property. It’s too hard for you to do it as you may not have time to do your on submission to Kementerian Wilayah Persekutuan or study every bank loan in the market as each bank have different appetite for borrowers. My First Home Scheme usually requires one DSR (Debt Service Ratio) below 60% but each bank have their own way to recognize ones income. Do not argue with the Sales Person when he/she keep asking you questions, as it actually save you time or even prepare you to own the unit now or the future. A pro sales person should handle all paper work for you! Even though you may have studied on the DSR calculation, have faith in the sales person more than your own research because they are the ones consistently dealing with the mortgage personnel, they may not know everything but definitely in a better position to advise you on the loan. They will be updated on any changes on net income recognition where you won’t be. Bank scorecard is something very secretive too, that will definitely affect the approval for the housing loan. It takes lots of experience to know which bank to apply for the housing loan to have the highest chance of approval and to obtain the lowest rate. If you are not aware of all these variables, you may write off the sales person opinion and he or she will not confront you as they will be afraid to offend you. Conclusion : Have faith with the person you are dealing with! (If one can’t simply answer most of your questions, then you may seek another person to serve you & if he or she simply ask you to do everything yourself RUN away as you may lose your booking fee when you fail to get all the paper work done on time!)

4) Pay Safe

Every project has different approach in the booking procedure. On paying the booking fee is the most sought after question with buyers. Well on this matter, GOOGLE the developer name when you are presented the HDA bank account for booking fee (not easy to duplicate) and call the office to double verify if you are really worried. Pay as soon as you are sure, especially when the project allow you to select the unit you desire! For balloting, you probably have more time to check before placing booking. Never bank into an individual name for booking fee! On project that does not need booking fee, you probably need to submit your personal documents to the sales person. Cross it the documents WITHOUT blocking the information, with Project Name for eg. Sky Awani V Application Only, to prevent scammers from using your documents for fraudulent purposes.

5) Be Fast

There is a timeframe for every project on reserving a unit. Do not delay in providing your documents for the sales person if he or she is assisting you to apply for approval from Kementerian Wilayah Persekutuan or to the banker preparing your housing loan. The government can take 2-4 weeks for approval, and may request for more supporting documents so is the bank too. These may delay you and may cause your booking to be cancel by developer.


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Sky Awani 2 Real Pictures!

All illustration are beautiful when is Photoshop. Below are the completed SkyWorld Sky Awani 2 pictures. There is a reason why Sky Awani was awarded the Best RUMAWIP Project at the Federal Territories Appreciation Night 2017.


Sky Awani 4 VS The Valley (Type A)

Sky Awani 4 VS The Valley


Sky Awani 4 – RM 300,000

35 years tenure 90% loan repayment – RM 1,195

35 years tenure 100& loan repayment – RM 1,328

The Valley (Type A) – RM 380,000

35 years tenure 90% loan repayment – RM 1514

35 years tenure 100% loan repayment – RM 1,682


Sky Awani 4

  1. Guard House (Ground Floor)
  2. Childcare Centre / Taska (Ground Floor)
  3. Surau (Ground Floor)
  4. Convenient Store (Ground Floor)
  5. Funeral Room (Ground Floor)
  6. Playground (
  7. Meditation Deck
  8. Fern Garden
  9. Sunken Tree Longue
  10. Swimming Pool
  11. Leisure Lounges
  12. Convenient Store (Ground Floor)
  13. Convenient Store (Podium 10th Floor)
  14. Outdoor Shower
  15. Wading Pool
  16. Gymnasium
  17. Female Changing Room
  18. Male Changing Room
  19. Management Office
  20. Chit Chat Longue
  21. Jogging Path
  22. Landscape Area
  23. BBQ Area
  24. Multi-Purpose Hall

The Valley

  1. Olympic-Length Infinity Pool (Ground Floor)
  2. Jacuzzi Cove (Ground Floor)
  3. Pool Deck (Ground Floor)
  4. Wading Pool (Ground Floor)
  5. Mezzanine Deck (Ground Floor)
  6. Outdoor Shower (Ground Floor)
  7. Changing Room / Sauna (Ground Floor)
  8. Orchard Forest (Ground Floor)
  9. Savory Garden (Ground Floor)
  10. Wellness Path (Ground Floor)
  11. Garden Lounge (Ground Floor)
  12. Lantern Pod (Ground Floor)
  13. Power MMA Gym (Level 1)
  14. Crossfit Gym (Level 1)
  15. Squash Court (Level 1)
  16. Aerobic Studio (Level 1)
  17. Dance / Yoga Studio (Level 1)
  18. Changing Room (Male/Female) (Level 1)
  19. Chill Out Lounge (Level 1)
  20. Canopy Walk (Level 1)
  21. Kindergarten (Level 1)
  22. Surau (Male/Female) (Level 1)
  23. Rock Climbing (Level 9)
  24. Forest Veranda (Level 9)
  25. Function Banquet (Level 9)
  26. Outdoor Hall (Level 9)
  27. Dream Chamber (Level 9)
  28. Hammock Groove (Level 9)
  29. Serene Glades (Level 9)
  30. Acupressure Path (Level 9)
  31. Tea Pavillion (Level 9)
  32. Zest Gym (Level 9)
  33. Badminton Court / Table Tennis (Level 9)
  34. Changing Room & Sauna (Male) (Level 9)
  35. Changing Room & Sauna (Female) (Level 9)
  36. Sierra Playpark (Level 9)
  37. BBQ Corner (Level 9)
  38. Outdoor Lounge / Dining (Level 9)
  39. The Playroom (Level 9)
  40. The Kid’s Corner (Level 9)
  41. Laundry (Level 9)
  42. Sky Party Lounge (Sky Deck)
  43. Breeze Lounge (Sky Deck)
  44. Sky Theatre (Sky Deck)
  45. Family Lounge (Sky Deck)
  46. Sky Jacuzzi (Sky Deck)
  47. Sky Laze Bed (Sky Deck)
  48. Meditation Deck (Sky Deck)
  49. Skyline BBQ Deck (Sky Deck)
  50. Stargazing Deck (Sky Deck)
  51. Family Lounge (Sky Deck)
  52. Sky Dining (Sky Deck)
  53. Sky Theatre (Sky Deck)


Sky Awani 4

Block A1 – 596 units / 13 units per floor

Block A2 – 571 units / 13 units per floor

Block B – 615 units / 13 units per floor

The Valley

Tower A – 460 units / 12 units per floor

Tower B – 360 units / 11 units per floor

Tower C – 489 units / 11 units per floor


Sky Awani 4

Schools / Colleges

  1. Sri Utama International School – 1.5km
  2. TAR University College – 3.7km

LRT Stations

  1. Wangsa Maju Station – 3.5km
  2. Sri Rampai Station – 3.8km

Shopping Mall

  1. Setapak Central Mall – 2.2km
  2. SURIA KLCC – 5.0km


  1. Columbia Asia Hospital – 1.6km


  1. Titiwangsa Park – 5.0km

The Valley


  1. SK Setiawangsa – 1km
  2. SMK Taman Keramat – 1km
  3. SK Taman Keramat 2 – 1.3km
  4. Sekolah Rendah Islam Al-Amin – 1.7km
  5. SMK Taman Setiawangsa – 1.8km
  6. SK Datuk Keramat 1 – 2.9km
  7. Fairview International School Taman Setiawangsa – 3.1km
  8. Fairview International School Kuala Lumpur – 3.8km

LRT Stations

  1. Setiawangsa Station
  2. Jelatek Station
  3. Dato’ Keramat Station
  4. Damai Station

Shopping Malls

  1. Giant Supermarket Setiawangsa – 450m
  2. Aeon Mall AU2 – 450m
  3. Great Eastern Mall – 3.2km


  1. Gleneagles Medical Centre – 3.6km
  2. HSC Medical Centre – 4.5km


  1. Taman Tasik Datuk Keramat
  2. Ampang Hilir Lake Park

Parking Space

Sky Awani 4

  1. 1 Parking Slot Per Unit (additional purchase not available)

The Valley

  1. Minimum 2 Parking Slot Per Unit

Take note : The Valley is equip with Automated Waste Collection System (better hygiene) & is compliance with QLASSIC (better build quality )

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10 Reasons First Time House Buyer Choose RUMAWIP

1) MUST BE 1ST TIME HOUSE BUYER – Unlike PR1MA condition, applicant or his/her spouse is allow to apply this as a second home, in other words it is wiser to choose a RUMAWIP over a PR1MA property given the choice when you purchase your first house. One can’t purchase a RUMAWIP when applicant or spouse own a property.

2) All RUMAWIP property are usually comes a bare unit. That enable the you to be able to design the unit almost from scratch. One can decide on the kitchen design on whether to add on an oven (you need 4 mm wiring and to conceal this in a bare unit is achievable) to the type of wardrobe whether build in or plug n play; one can choose. In Malaysia, we all need air conditioner 24/7 and choosing an inverter AC is going to save you money. Inverter air conditioner, the speed of the compressor varies to ensure energy efficient operations and precise cooling or heating as required which save 30-50% electricity consumption. Not only that, when an AC compressor is able to adjust itself according to the need of the room temperature it prolongs its lifespan (efficient) just like if your smartphone is always heating up like my Nexus 6P; it burnout faster.

3) Buying a RUMAWIP which is an affordable housing for moderate and low income earners who live and work at Wilayah Persekutuan, cost will always be in consideration before making any decision. Renovating a bare unit is far more cheaper than renovating a sub sale house or changing the design a fully furnish new property as removing things and replacing it definitely cost more. One can take up this opportunity in Hong Leong Bank with a 6% flat interest rate to renovate your home (lowest in the market) as OCBC no longer offer Renovation & Refurbishment Loan as far as I know. With a mortgage payment that is cheaper than the rental in the same area; additional monthly repayment for a renovation loan is obviously more preferable compare to paying rental which in in end you are just paying for someone else property.

4) You get to choose and make sure you are buying a RUMAWIP that is of a residential title (50% cheaper utilities bills) ! With a low mortgage payment and cheaper utilities bill, renovating your first house into your dream home is easily achievable! In my opinion Skyworld Sky Awani 3 is one of the best choice one can make.

5) Have you went for Adrian Wee Real Estate Course? One thing he teaches is property doubles its value every ten years. For Eg, you bought Sky Awani 3 for 300k and monthy repayment is of RM 1,500 average. 10 years down the road; it’s value usually rise to 600k. What if Adrian is wrong? It went only to 450k! You can refinance it for say 70% and that is 315k! Whether it’s for the kids college fund or another investment; it’s up to you! Or do you choose to save that money using your monthly salary?

6) Rental income? Yes if only you are moving away from the city to work or your business is relocating. The beautiful thing about this is, it only can be rented by Malaysians. Therefore we can conclude that a RUMAWIP will never be a run down residential filled with drug dealings or any kind of vice activities.

7) Balloting? Nope not all are through balloting, Skyworld Sky Awani Series is through selection. Whether is at the top floor or the bottom, facing east or west is totally up to you!

8) Low class? Nope! Skyworld Sky Awani 3 won 3 Award, it is even equip with a roof garden which most RUMAWIP or PR1MA won’t come close to having one. Sky Awani 4 is with a viewing deck.

9) Lack money for deposit? RUMAWIP pricing is cap at RM300,000 which qualify you for My First Home Scheme in other words 100% financing from bank.

10) Loan approval concern? Property like Sky Awani 3, with two loan rejection letter or rejection from the RUMAWIP authority; you will get a full refund for your deposit!

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