Bukit Jalil · Completed 2018 · Subsale
The Rainz
Three 35-level towers of 624 condominiums by EXSIM on about five acres in Bukit Jalil, with large family layouts of 1,513 to 1,930 sq ft and a rainforest-themed landscape.
Replies on WhatsApp from Jason himself · No obligation
Answer block
The Rainz at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
The Rainz @ Bukit Jalil
By EXSIM Group, through EXSIM Development Sdn Bhd
Address
Jalan Jalil Perwira 2, Bukit Jalil
58200 Kuala Lumpur
Tenure
Freehold
Listed as a condominium (PropertyGuru)
Completion
May 2018
Per EdgeProp (2021); the PropertyGuru project page gives 2015
Towers
3 × 35 levels
Each including seven parking levels, on about five acres (EdgeProp)
Units
624
208 per tower (PropertyGuru; EdgeProp gives the same total)
Layouts
1,513–1,930 sq ft
Three main layouts; listings show 4 to 5 bedrooms plus a utility room
Foreign buyers
Only the largest units
Most asking prices are below the RM1 million KL minimum
Why this address
Four things buyers weigh at The Rainz
Large freehold family homes in Bukit Jalil with an award-winning landscape. Here is the case, and what to check.
Space for a family
Every layout is 1,513 sq ft or more, and sale listings show four or five bedrooms, which is uncommon for a high-rise in the area at this price.
A rainforest-style landscape
EdgeProp reports about 250 native rainforest trees and 1,600 shrubs, a forest trail, a hanging bridge and sky facilities; the landscape won a special mention at the EdgeProp-ILAM Sustainable Landscape Awards 2021.
LRT within walking distance
iProperty listings place the towers about 440 m from Awan Besar LRT station, and the site sits beside the KESAS highway.
What to weigh: large units and resale supply
Big units mean a larger outlay and a narrower pool of tenants, and about 120 units were listed for sale on PropertyGuru in October 2026. Price against EdgeProp’s recorded sales, not asking prices.
The development
The Rainz, decoded
Three 35-level towers of 208 units each, including seven parking levels, on about five acres of freehold land in Bukit Jalil.
The towers
Facilities
As listed on the PropertyGuru project page and in EdgeProp’s 2021 landscape award report.
Water
Pools
- Swimming pool
- Wading pool
- Water playground
- Jacuzzi
- Pool lounge
Landscape
Rainforest theme
- Forest trail
- Forest terrace
- Hanging bridge
- Herb garden
- Scented garden
- Maze garden
- Eco-ponds
Active
Sport and play
- Gymnasium
- Tennis court
- Basketball court
- Badminton hall
- Jogging and cycling track
- Trampoline park
Sky level
Rooftop facilities
- Sky dining
- Sky lounge
- Sky garden
- BBQ terrace
- Viewing deck
- Sky pavilion
Where the project is now
Layouts
All 3 The Rainz layouts
3 layout types, from 1,513 to 1,930 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Type A — 1,513 sq ft
4 bed 3 bath · 1,513 sq ft · 4 bedrooms + 1 study
Get this floor planAsk price & availability →Type B — 1,772 sq ft
4 bed 4 bath · 1,772 sq ft · 4 bedrooms + 1 maid’s room
Get this floor planAsk price & availability →Type C — 1,930 sq ft
5 bed 5 bath · 1,930 sq ft · 5 bedrooms + 1 maid’s room
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at The Rainz
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type A | 1,513 sq ft | RM820,000–870,000 | RM3,000–4,700/mo | 10 |
| Type B | 1,772 sq ft | – | RM5,500/mo | 1 |
| Type C | 1,930 sq ft | – | RM5,499/mo | 1 |
Gallery
The Rainz in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where The Rainz sits
The Rainz, Jalan Jalil Perwira 2, Bukit Jalil, 58200 Kuala Lumpur, Wilayah Persekutuan Kuala Lumpur.
The recorded numbers
What units here sell and rent for
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted median, recorded sales | RM614 psf (middle range RM592–650 psf), last 48 months | EdgeProp project page, Oct 2026 |
| Asking for sale | RM655,000 – RM1,200,000 · about RM444–677 psf | PropertyGuru listings, Oct 2026 |
| Asking rent whole unit | RM2,800 – RM5,500 a month | iProperty listings, Aug–Oct 2026 |
The transacted row is EdgeProp’s median of recorded sales over the 48 months to October 2026; EdgeProp also gives a gross rental yield of about 4.7%. The asking sale range is from PropertyGuru listings seen in October 2026, and the asking rent range from iProperty listings dated August to October 2026 (room-only lets excluded). Asking figures are not agreed prices; ask Jason for recorded sales before you offer.
Track record
About EXSIM Group
EXSIM Group developed The Rainz through EXSIM Development Sdn Bhd (PropertyGuru).
EdgeProp reports that about RM2.5 million was spent on planting, with some 250 native rainforest trees and 1,600 shrubs, and that the landscape earned a special mention at the EdgeProp-ILAM Malaysia’s Sustainable Landscape Awards 2021.
In Bukit Jalil EXSIM also developed Twin Arkz, off Jalan Jalil Perkasa 1.
Around the building
What is near The Rainz
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Awan Besar~500 m
- Muhibbah~600 m
- Alam Sutera~1.6 km
🛍️ Malls
- Aurora Place~1.3 km
- Bloomsvale Shopping Gallery~1.4 km
- Pavilion Bukit Jalil~1.6 km
🎓 Schools
- Sekolah Jenis Kebangsaan (Tamil) Ladang Bukit Jalil~200 m
- Sekolah Menengah Kebangsaan Taman Yarl~300 m
- Sekolah Jenis Kebangsaan (Cina) Lai Meng~800 m
- Sekolah Kebangsaan Seri Indah~900 m
🏛️ Colleges and universities
- Oasis College (River Side Campus)~2.1 km
- Newton International College~2.3 km
- IMU University~2.3 km
🏥 Hospitals
- Columbia Asia Bukit Jalil~2.4 km
- Epicare Clinic~2.9 km
- KMI Taman Desa Medical Centre~3.7 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 1,513 to 1,930 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM1,200,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM1,200,000 | RM1,200,000 |
| Down payment | RM120,000 | RM360,000 |
| Loan amount | RM1,080,000 | RM840,000 |
| Stamp duty on transfer (MOT) | RM32,000 | RM96,000 |
| Stamp duty on loan (0.5%) | RM5,400 | RM4,200 |
| Lawyer, sale agreement (incl. 8% SST) | RM14,310 | RM14,310 |
| Lawyer, loan agreement (incl. 8% SST) | RM13,014 | RM10,422 |
| Cash needed before keys | RM184,724 | RM484,932 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there at The Rainz, and how big are they?
There are 624 units in three towers of 208 units each, in three main layouts of 1,513, 1,772 and 1,930 sq ft (PropertyGuru and EdgeProp).
Is The Rainz freehold?
Yes. The PropertyGuru project page lists The Rainz as freehold. Check the title and any restrictions on the copy you receive from the seller’s lawyer.
Can a foreigner buy at The Rainz?
In Kuala Lumpur a foreigner needs a property priced at RM1 million or more, with consent from the Federal Territories Land and Mines Office (PTGWP). Asking prices in October 2026 ran from about RM655,000 to RM1,200,000, so most 1,513 sq ft units fall below the minimum; some of the 1,772 and 1,930 sq ft units are listed at RM1.1 million to RM1.2 million and could qualify if the agreed price stays at RM1 million or more. Transfers of homes to foreigners pay 8% stamp duty from 1 January 2026.
What rent can a unit at The Rainz fetch?
Whole-unit rental listings on iProperty from August to October 2026 asked about RM2,800 to RM5,500 a month, with the larger corner units at the top. EdgeProp puts the gross yield at about 4.7%.
Berapakah harga The Rainz di Bukit Jalil?
Menurut EdgeProp, harga median jualan yang direkodkan ialah RM614 kaki persegi bagi 48 bulan terakhir. Harga tawaran di PropertyGuru pada Oktober 2026 ialah sekitar RM655,000 hingga RM1,200,000.
The Rainz 是永久地契吗？有多少个单位？
是的，The Rainz 是永久地契（Freehold），共有624个单位，分三座楼，面积约1,513至1,930平方尺，适合大家庭居住。
Which schools are near The Rainz?
On map data, the nearest schools are Sekolah Jenis Kebangsaan (Tamil) Ladang Bukit Jalil (~200 m), Sekolah Menengah Kebangsaan Taman Yarl (~300 m), Sekolah Jenis Kebangsaan (Cina) Lai Meng (~800 m). Distances are straight-line from the building.
Is there a train or bus station near The Rainz?
The nearest stations on map data are Awan Besar (~500 m), Muhibbah (~600 m), Alam Sutera (~1.6 km).
What is the nearest hospital and mall to The Rainz?
The nearest hospital on map data is Columbia Asia Bukit Jalil (~2.4 km), and the nearest mall is Aurora Place (~1.3 km).
How much cash do I need to buy at The Rainz?
For a unit at RM1,200,000,, a Malaysian buyer with a 90% loan needs about RM10,422 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM184,724, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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Three towers of 1,707 compact suites and duplexes by Arte Corp in Dutamas, completed 2020; asking from RM300,000 and rents from RM1,300 in Oct 2026.
View project →Get the current price list and units available at The Rainz
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.