GRRMALAYSIA
Property with a GRR programme · Jalan Sultan Ismail, Kuala Lumpur

Royal Lexis KL: Pool Suites With 6% Guaranteed Rent for 3 Years

A 66-storey freehold hotel-suite tower 1 km from KLCC, by Kuala Lumpur Metro Group and run by Lexis Hotel Group. 6% p.a. guaranteed for the first 3 years, then 12 years of profit-sharing that is projected, not guaranteed.

Book a Private Briefing How the Rental Programme Works

Key facts

Rental programme6% p.a. guaranteed for years 1–3 (paid quarterly), then profit-sharing to year 15 (projected)
PriceRM1,897,000 to RM4,418,000 (from about RM2,950 per sq ft)
Discount5% with the rental programme, 10% for own use
Unit typesA 573 sq ft · B 802 sq ft · C 1,052–1,085 sq ft (dual key) · D 1,155 sq ft
Every unitPrivate pool, fully furnished, no car park
Building66 storeys, 326 m, 371 suites for sale on levels 11–45
LocationJalan Sultan Ismail: 50 m to Bukit Nanas Monorail, 280 m to Dang Wangi LRT, 1.0 km to KLCC, 1.2 km to Pavilion
TenureFreehold, commercial title (serviced apartments and hotel use)
CompletionSeptember 2030 (forecast; construction started April 2025)
Developer / operatorKuala Lumpur Metro Property Sdn Bhd / Lexis Hotels & Resorts Sdn Bhd
Bridging financierUnited Overseas Bank (Malaysia) Bhd
Booking feeRM20,000; SPA and tenancy agreement legal fees paid by the developer

Source: Royal Lexis Sales Kit (Malaysia), dated 14 October 2026; draft Tenancy Agreement (April 2026); land title Geran 79546. All from Kuala Lumpur Metro Group. Last checked 21 October 2026.

How the Rental Programme Works

Years 1–3: Guaranteed

6% per annum, guaranteed (18% over 3 years), paid quarterly in arrears. You lease the suite back to the developer, Kuala Lumpur Metro Property Sdn Bhd, under a 3-year tenancy agreement. The draft agreement runs from 1 December 2030 to 30 November 2033, or from 3 months after the certificate of completion, whichever is later.

The developer pays your service charge, sinking fund, quit rent, assessment, insurance and sewerage from the rent and pays you the balance. On the sales kit's example that is about 5.6% net.

Years 4–15: Profit-sharing

Paid monthly. 75% of the hotel's net operating profit is shared among owners in the rental scheme in proportion to purchase price; 25% goes to the developer and operator. Owners in the programme get 10 free nights a year (terms apply).

PeriodReturn per yearBasis
Years 1–3 (guaranteed)6% gross, about 5.6% after outgoingsTenancy agreement with the developer
Year 4 (projected)6.03%58% occupancy, RM1,004 average room rate
Year 10 (projected)7.94%64% occupancy, RM1,199 average room rate
Year 15 (projected)9.45%69% occupancy, RM1,324 average room rate

Only years 1–3 are guaranteed. The year 4 to 15 figures are the developer's own projections from its sales kit, based on an average price of RM2,000,000 and forecast occupancy and room rates. Actual hotel profit may be lower. GRR Malaysia presents the developer's figures, not an independent forecast.

Rent in advance during construction

The sales kit shows an option to take part of the guaranteed rent early to reduce three construction instalments. In its example on a RM2,000,000 suite (RM1,900,000 after the 5% discount), RM85,500 of each of instalments 2, 3 and 4 is covered as advance rental, so the buyer pays RM1,643,500 in instalments. Ask how rent taken early changes the rent paid after completion.

What the Numbers Mean for You

The developer's sales kit works its examples on an average suite price of RM2,000,000. Here is what the programme means in ringgit on that example.

RM30,000paid to you every quarter in years 1–3 (6% a year, guaranteed)
RM360,000total over the 3 guaranteed years, before outgoings (18%)
RM112,216per year after the developer deducts service charge, sinking fund and taxes (about 5.6%)
Year 14when total rent would pass the RM2,000,000 price, if the developer's projections are met
Your return each year over the 15-year programme
Return per year on the purchase price, from the developer's 15-year table
Guaranteed (years 1–3)Projected by the developer (years 4–15)
123456789101112131415
Show the numbers as a table
YearReturn
Year 16% guaranteed
Year 26% guaranteed
Year 36% guaranteed
Year 46.03% projected
Year 56.35% projected
Year 66.68% projected
Year 77.03% projected
Year 87.32% projected
Year 97.63% projected
Year 107.94% projected
Year 118.27% projected
Year 128.6% projected
Year 138.91% projected
Year 149.22% projected
Year 159.45% projected

Years 1–3 come from the tenancy agreement. Years 4–15 assume hotel occupancy rising from 58% to 69% and room rates rising from RM1,004 to RM1,324 a night (Royal Lexis Sales Kit, 14 Oct 2026, p. 31). They are projections, not promises.

How fast rent adds up against the price
Total rent received on a RM2,000,000 suite, year by year
GuaranteedProjectedPurchase price
RM0mRM0.5mRM1mRM1.5mRM2mRM2.5m Price: RM2,000,000 Year 14 03691215Year
Show the numbers as a table
YearRent that yearTotal so far
1RM120,000RM120,000
2RM120,000RM240,000
3RM120,000RM360,000
4RM120,552RM480,552
5RM126,922RM607,474
6RM133,591RM741,065
7RM140,571RM881,636
8RM146,447RM1,028,083
9RM152,530RM1,180,613
10RM158,825RM1,339,438
11RM165,339RM1,504,777
12RM172,080RM1,676,856
13RM178,181RM1,855,037
14RM184,457RM2,039,494
15RM189,041RM2,228,535

Our arithmetic on the developer's own monthly figures (Sales Kit p. 31): guaranteed RM10,000 a month in years 1–3, then the projected profit share. Before tax, and before outgoings in years 1–3. If hotel profit is lower, the line rises more slowly.

What you pay before any rent arrives
Share of the price paid by each forecast date (developer's schedule, 12 Oct 2026)
NowApr 27Oct 27Apr 28Oct 28Apr 29Oct 29Apr 30Sep 30
Show the numbers as a table
StagePaid so far
Stages 1–3 (signing, earthworks, piling) are already due30%
April 2027up to level 3, total 40% paid
October 2027up to level 13, total 50% paid
April 2028up to level 23, total 60% paid
October 2028up to level 33, total 70% paid
April 2029up to level 43, total 80% paid
October 2029wiring and plumbing, total 90% paid
April 2030access road, total 95% paid
September 2030handover, total 100% paid

Rent starts on 1 December 2030 at the earliest. If you use a bank loan, interest runs on each instalment the bank releases, while no rent comes in. The sales kit also shows an option to take part of the rent early to reduce three of these instalments.

  1. NowSign and pay 30%The first three stages are already complete, so 30% of the price is due at signing (booking fee RM20,000).
  2. Apr 2027 – Apr 2030Pay as the tower rises10% roughly every six months as floors are completed, then 5% for the access road.
  3. Sep 2030HandoverFinal 5%. The operator then has up to 3 months to open the hotel.
  4. Dec 2030 – Nov 20336% guaranteed rentPaid quarterly. The developer pays your outgoings from the rent.
  5. Dec 2033 onwardsProfit-sharing, 12 years75% of the hotel's net operating profit shared by owners, paid monthly. Not guaranteed.

Step Into an Owner's Shoes

Here is how buying a Royal Lexis suite in the rental programme works from first visit to year 15, told through one fictional owner and the developer's own example figures.

Meet Aisha, 45, a business owner She wants an income property in central Kuala Lumpur that someone else runs, and she can leave the money in for the long term. Her suite uses the sales kit's example price of RM2,000,000.

  1. Step 1 · Now

    She books a private briefing

    Aisha sees the suite layouts, the sales kit, the sale and purchase agreement and the tenancy agreement. She asks how long the 6% is guaranteed, what is deducted, and what happens after year 3.

  2. Step 2 · Now

    She pays the booking fee and hands in her documents

    She reserves a Type A suite with the RM20,000 booking fee and gives a copy of her identity card. An overseas buyer gives a valid passport and the passport page with the arrival stamp.

    Booking fee: RM20,000
  3. Step 3 · Within weeks

    She signs the agreements

    She joins the rental programme, which gives her a 5% discount: RM2,000,000 becomes RM1,900,000. She signs the sale and purchase agreement and the tenancy agreement at the developer's solicitors; the developer pays the legal fees for both.

    Due now: 30% (RM570,000), as the first 3 stages are complete. The advance-rent option can cover RM85,500 of each of instalments 2, 3 and 4.
  4. Step 4 · Apr 2027 to Sep 2030

    Her bank pays as the tower rises

    Her loan releases roughly 10% every six months as floors are completed. She pays interest on what the bank has released, and no rent comes in yet.

    Paid by handover: 100% of the price
  5. Step 5 · Sep 2030

    Handover, ready furnished

    Her suite is handed over fully furnished with its own pool. She doesn't fit it out or look for tenants: it becomes part of the hotel run by Lexis Hotel Group.

  6. Step 6 · Dec 2030 to Nov 2033

    Guaranteed rent arrives every quarter

    The developer pays her 6% a year, quarterly in arrears, after taking out her service charge, sinking fund and taxes. She also uses some of her 10 free nights a year.

    About RM28,000 a quarter after outgoings (RM112,216 a year on the kit's example)
  7. Step 7 · Dec 2033

    She chooses what comes next

    She can stay in the 12-year profit-sharing programme, end the tenancy with 3 months' written notice, or sell. If she sells without the developer's written consent, the rent stops.

    Year 4 projection: 6.03%. Not guaranteed.
  8. Step 8 · To 2045

    Profit-sharing, paid monthly

    She receives her share of 75% of the hotel's net operating profit each month. If the developer's projections are met, her total rent passes her purchase price in about year 14; if hotel profit is lower, it takes longer.

    Year 15 projection: 9.45%. Not guaranteed.

Aisha is a fictional owner. Her figures use the developer's own examples from the Royal Lexis Sales Kit (14 October 2026) and the draft tenancy agreement; your price, loan, taxes and rent will differ. This is not financial advice.

Who Royal Lexis Suits

Royal Lexis is a hotel investment, not a home. It suits buyers who want a hands-off income asset in central Kuala Lumpur and can wait for it.

City-centre hotel income without running it

Lexis Hotel Group runs the hotel, and in the guaranteed years the developer pays your service charge, sinking fund and taxes from the rent. You don't find tenants or handle bookings.

Buyers who can hold for 10 to 15 years

The programme runs 15 years. On the developer's projections, total rent passes the purchase price in about year 14. This is a long-term holding, not a quick resale.

A freehold address in KL's hotel district

Freehold land on Jalan Sultan Ismail, 50 m from Bukit Nanas Monorail and 1 km from KLCC. The operator expects most guests from online bookings and walk-ins (38%) and tour groups (32%), with corporate, government and meetings making up the rest.

Overseas buyers who want a managed asset

Rent is paid to you, the hotel is run for you, and owners get 10 free nights a year when visiting. Foreign buyers must meet Malaysia's foreign-ownership rules for Kuala Lumpur; check the current threshold first.

Probably not for you if…

  • you want a home to live in or a place to stay often: the suite is let as a hotel room, with 10 free nights a year for owners;
  • you need rental income before December 2030;
  • you need the rent to cover a loan every single year: after year 3 it depends on hotel profit, and force majeure can pause it;
  • you need a car park or a residential title;
  • your budget is below about RM1.9 million.

Risks, Stated Plainly

  • The guarantee is the developer's promise. It is paid by Kuala Lumpur Metro Property Sdn Bhd and depends on its ability to pay.
  • Force majeure. The draft tenancy agreement relieves the developer of its obligations during events beyond its control, including pandemics, lockdowns and natural disasters.
  • Rent stops in two cases: if your bank auctions the unit after a loan default, or if you sell it without the developer's written consent.
  • Years 4–15 depend on hotel profit. The projections assume occupancy rising from 58% to 69%.
  • Commercial title. Loan margins, interest and running costs can differ from a residential property.
  • Under construction. Completion is forecast for September 2030; delays are possible.
  • No car park comes with the unit.

GRR Malaysia is a marketing partner, not the developer or a licensed agency, and earns a commission on completed sales. This page is not financial advice. Get independent legal and financial advice and read the sale and purchase and tenancy agreements before you buy.

Royal Lexis Type A 573 sq ft suite layout with private pool, terrace, bedroom and bathroom
Type A, 573 sq ft, with private pool. Layout from the developer.

Running Costs

During the guaranteed years the developer pays these from the rent. Estimates from the sales kit:

Per monthType A (573 sq ft)Type B (802 sq ft)Type C (1,085 sq ft)
Service charge (RM0.80 psf, incl. insurance)RM458RM642RM868
Sinking fund (10% of service charge)RM46RM64RM87
SewerageRM26RM30RM33
Total per monthRM530RM736RM988
Total per year, incl. quit rent and assessmentRM7,784RM10,864RM14,496

Quit rent, assessment and utility deposits (electricity RM2,000, water RM250) are forecasts; the authorities set the actual amounts at handover.

The Building

  • Levels 55–66: sky ballroom, Japanese restaurant, sky deck, pool bar, speciality restaurant, sky lounge and bars
  • Levels 46–54: hotel
  • Levels 11–45: sky pool suites for sale
  • Levels 9–10: pool, gym, lobby lounge and Lex Spa
  • Ground to level 8: reception and car park
  • Views: half the suites face east to KLCC, half face west to KL Tower and Merdeka 118

The ballroom, restaurants and other facilities on levels 55–66 are owned and run by the developer and are not part of the common property (sale and purchase agreement, clause 22).

Royal Lexis tower on Jalan Sultan Ismail beside KL Tower, artist's impression
Artist's impression.
Royal Lexis hotel lobby, artist's impression
Lobby. Artist's impression.
Royal Lexis sky deck, artist's impression
Sky deck. Artist's impression.
Royal Lexis all-day dining restaurant on level 53, artist's impression
All-day dining. Artist's impression.

Who Is Building and Running It

Kuala Lumpur Metro Group also built Lexis Port Dickson (2006), Grand Lexis Port Dickson (2009), Lexis Hibiscus Port Dickson (2015), Lexis Suites Penang (2016) and Imperial Lexis Kuala Lumpur (2023), and is building Lexis Hibiscus 2. The developer states it has paid rental to owners in its programmes since 2006. Lexis Hotel Group operates the hotel.

Developer: Kuala Lumpur Metro Property Sdn Bhd, 200401005554 (644057-V), Level 12, Imperial Lexis KL, 15 Jalan Kia Peng, 50450 Kuala Lumpur.
Operator: Lexis Hotels & Resorts Sdn Bhd, 199501015083 (344284-T).
Land: Geran 79546, Lot 20023 Seksyen 57, Bandar Kuala Lumpur, 2,886 m², freehold. Approving authority: Dewan Bandaraya Kuala Lumpur.

Frequently Asked Questions

Does Royal Lexis have a guaranteed rental return?

Yes. The developer's sales kit (14 October 2026) states a guaranteed rental return of 6% per annum for the first 3 years (18% in total), paid quarterly in arrears under a tenancy agreement with Kuala Lumpur Metro Property Sdn Bhd. The draft tenancy agreement runs for 3 years, from 1 December 2030 to 30 November 2033.

Is the 6% before or after maintenance fees?

Before. The tenancy agreement says the developer pays your service charge, sinking fund, quit rent, assessment, insurance and sewerage out of the rent and pays you the balance. The sales kit's own example shows 6% gross becoming about 5.6% a year after those outgoings (RM112,216 a year on an average RM2,000,000 Type A unit).

What happens after the first 3 years?

For the remaining 12 years of the 15-year programme, rent is paid monthly on a profit-sharing basis: 75% of the hotel's net operating profit goes to owners in the rental scheme, in proportion to purchase price, and 25% to the developer and operator. The sales kit projects 6.03% in year 4 rising to 9.45% in year 15, based on occupancy rising from 58% to 69%. These are projections, not guarantees.

How much does a unit cost?

The sales kit lists prices from RM1,897,000 to RM4,418,000, from about RM2,950 per sq ft. Units in the rental programme get a 5% discount; units bought for own use without the programme get 10%. The booking fee is RM20,000.

What sizes are available?

371 hotel suites on levels 11 to 45: Type A 573 sq ft (112 units), Type B 802 sq ft (70 units), Type C 1,052 to 1,085 sq ft with a dual-key layout (175 units) and Type D 1,155 sq ft (14 units). Every unit has its own private pool and comes fully furnished. No car park is included.

When will it be completed?

Construction started in April 2025. The sales kit forecasts completion in September 2030; the sale and purchase agreement allows 54 months from the agreement date for vacant possession.

Is it freehold?

Yes. The land title (Geran 79546, Lot 20023 Seksyen 57, Bandar Kuala Lumpur) is freehold, and its express condition limits use to a commercial building for serviced apartments, hotel, restaurants, business space, cafés and parking. This is a commercial title, not a residential one, which can affect loan terms and costs.

Can I leave the rental programme?

The draft tenancy agreement lets the owner end it with at least 3 months' written notice. The sales kit also offers owners in the programme 10 free nights a year (terms apply).

Read the Agreements Before You Decide

Ask us for the sales kit, price list, sale and purchase agreement and tenancy agreement, or book a private briefing.

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