Our Services
Three services. One considered approach.
Each service is structured to address a specific point in the rental process — choose the one that fits where you are, or speak with us to discuss which applies.
← Back to HomeOur Methodology
How we approach every engagement.
Each client relationship begins with a conversation — not a form, not a brief. We ask what matters most to you in a residence: light, quiet, neighbourhood character, commute, kitchen, building management quality, proximity to specific places. The answers shape everything that follows.
We do not work from a live database of listings. We work from an active knowledge of the buildings and streets we know well, supplemented by current market awareness and personal visits. A shortlist from Permata reflects what we believe genuinely suits you — not what is currently available and easiest to place.
Across all three services, our standard is the same: measured, transparent, and responsive without being intrusive. We communicate by written notes after visits, by scheduled calls when decisions are being formed, and by direct phone contact for time-sensitive matters.
Begins with listening
Every engagement starts with a conversation about what matters, not a catalogue of available units.
Grounded in site visits
We visit properties ourselves before presenting them. What we recommend, we have stood in and assessed.
Documented at each stage
Written notes after viewings, clear summaries of lease terms, and documented move-in conditions.
Continues through tenure
For long-stay clients, our involvement does not end at move-in — it continues for the duration of your tenancy.
Service One
Considered Residence Sourcing
From RM 2,380
A reflective sourcing service for clients seeking apartments and townhouses within Kuala Lumpur's settled districts. The process begins with a measured conversation about what matters most — light, quiet, view, kitchen, building character — and continues through a quietly edited shortlist of candidates, each visited beforehand by an advisor.
We avoid overwhelming clients with options and tend to present three to five well-matched residences rather than a long catalogue. Viewings are arranged at calm hours of the day, and unhurried follow-up notes are shared after each visit so that decisions can be considered over time.
What is included
- Initial consultation to understand your priorities and requirements
- Pre-visit of all shortlisted properties by your advisor
- Shortlist of three to five matched residences with written notes
- Viewing arrangement and accompaniment
- Post-viewing notes and comparative summary
Process
- 01 Initial conversation — in person or by video call
- 02 Advisor pre-visits and shortlist preparation (typically 1–2 weeks)
- 03 Client viewings arranged at preferred times
- 04 Written follow-up notes shared after each visit
- 05 Decision support and landlord negotiation facilitation
Service Two
Lease Review & Tenancy Coordination
From RM 4,950
A focused service for clients who have identified a residence but would like measured support with documentation and handover. We verify owner identity and property title, review the tenancy agreement clause by clause, and prepare a plain-English summary of obligations, restrictions, and notice periods.
Deposit handling, inventory listing, utility readings, and condition documentation are all coordinated in close communication with the property manager. The service is well-suited to clients who prefer to handle property selection themselves but appreciate professional review at the formal stages.
What is included
- Owner identity and property title verification
- Clause-by-clause tenancy agreement review with plain-English summary
- Negotiation support on non-standard or unfavourable terms
- Deposit handling and utility transfer coordination
- Inventory and condition documentation at move-in
Process
- 01 Documents received and ownership verified (2–3 days)
- 02 Tenancy agreement reviewed and summary prepared (3–5 days)
- 03 Negotiation points discussed and pursued if applicable
- 04 Move-in coordination and condition documentation
Service Three
Long-Stay Residence & Concierge Programme
From RM 10,500
A wider arrangement for clients planning a multi-year stay in Malaysia and seeking a single trusted point of contact across their tenure. We coordinate residence sourcing, lease drafting, move-in setup, ongoing communication with the property manager, household staff introductions, and seasonal matters.
Lease renewals are quietly negotiated at term-end, and the formal handback at the conclusion of your stay is handled with the same care as the initial move-in. The programme is designed for clients who want to focus on their work and life in Malaysia rather than on the administrative dimensions of their tenancy.
What is included
- Full residence sourcing and move-in coordination
- Ongoing property manager liaison throughout tenancy
- Household staff introductions and coordination
- Lease renewal negotiations at term-end
- Formal tenancy handback management at end of stay
- Short-term accommodation support for visiting family
Suitable for multi-year tenancies · Single named advisor throughout · Available to clients arriving from abroad
Enquire about this serviceWhich Service Suits You
A guide to choosing the right level.
| Feature | Sourcing | Lease Review | Concierge |
|---|---|---|---|
| Initial consultation | |||
| Property shortlisting & pre-visits | |||
| Lease review & legal summary | |||
| Move-in coordination | |||
| Ongoing tenancy management | |||
| Lease renewal negotiation | |||
| Fee (from) | RM 2,380 | RM 4,950 | RM 10,500 |
Best for
Sourcing
Clients who want professional guidance from the start — arriving fresh to KL or preferring not to spend weeks searching independently.
Best for
Lease Review
Clients who have already found a property they like and want professional support before signing and moving in.
Best for
Concierge
Clients planning a multi-year stay who prefer one trusted contact to manage all residential matters throughout their time in Malaysia.
Our Standards
Principles that apply across all services.
Client Privacy
Client information, preferences, and tenancy details are held confidentially and never shared with landlords or third parties without explicit consent.
Fee Transparency
All fees are confirmed in writing before work begins. We do not accept referral commissions from landlords, developers, or property management companies.
Response Commitment
All enquiries acknowledged within one working day. Ongoing clients have direct access to their advisor by phone during office hours for time-sensitive matters.
BOVAEAP Alignment
Our advisory practice operates in alignment with the professional standards of Malaysia's Board of Valuers, Appraisers, Estate Agents and Property Managers.
Market Accuracy
We maintain active awareness of current market rent levels across our covered districts and advise clients on whether asking prices reflect current conditions.
Written Record
We document what has been agreed, observed, and recommended throughout each engagement — creating a clear record that protects both client and advisor.
Pricing
Clear fees, stated before we begin.
Sourcing
RM 2,380
Per engagement
- Initial consultation
- Advisor pre-visits
- Shortlist of 3–5 properties
- Viewing accompaniment
- Written post-visit notes
Lease Review
RM 4,950
Per engagement
- Title verification
- Clause-by-clause review
- Plain-English summary
- Negotiation support
- Move-in coordination
Concierge
RM 10,500
Multi-year programme
- Full sourcing & review
- Ongoing property liaison
- Staff introductions
- Renewal negotiation
- Tenancy-end handback
Not Sure Where to Begin?
Tell us about your situation and we will advise.
If you are unsure which service applies, a short conversation is usually enough to clarify. There is no obligation in reaching out.
Send an Enquiry