Accessory parcels and extra car park bays in Malaysia (2026): buying, renting and what to check

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 13 November 2026

This guide is for condo buyers, owners and tenants in Johor Bahru and the rest of Peninsular Malaysia who need a second or third car park bay. The short answer: if a bay is an accessory parcel on a strata title, it belongs with its unit and cannot be sold or bought on its own under the Strata Titles Act 1985. So the realistic ways to get an extra bay are to buy a unit that already has more bays on its title, to secure them in the developer’s SPA when buying new, or to rent a common-property bay from the management body under the building’s by-laws.

Three kinds of bay, three different answers

Before asking whether you can buy or rent an extra bay, find out which kind it is. The Strata Titles Act 1985 (Act 318) defines an accessory parcel and treats everything on the lot outside the parcels and accessory parcels as common property. The Strata Management Act 2013 (Act 757) then governs how the common property is managed.

Type of bay	Who holds it	Can it be bought separately?	Can it be rented?
Accessory parcel on your strata title	You, as part of your unit	No; it goes with the unit (sections 34(2) and 69)	The Act is not explicit; take legal advice before letting it to anyone outside the building
Common-property bay allocated to your unit	All owners; managed by the JMB or MC	No; a right of use, not ownership	Only on the management’s terms
Extra common-property bay	All owners; managed by the JMB or MC	No	Yes, if the by-laws or a general meeting allow it
Visitor bay	All owners	No	Usually not; visitor rules apply

The bay number on your car sticker does not tell you which kind you have. My guide to condo parking disputes covers clamping, towing and arrears; this guide is about getting, paying for and checking extra bays.

Can you buy an extra car park bay?

From the developer, when you buy new

This is where extra bays are usually settled. Developers’ standard strata sale agreements (Schedule H) describe the unit as sold with any accessory parcels, identified on an accessory parcel plan attached to the agreement. If you need two or three bays, make sure each one is listed by number in the SPA and shown on that plan, rather than promised in a brochure or a letter.

Since the 2015 strata reforms, the developer files a schedule of parcels with the Commissioner of Buildings before selling, which fixes early which spaces are parcels, accessory parcels and common property (The Edge Malaysia, October 2026). Ask the developer whether the bays you are buying appear on that schedule as accessory parcels of your unit.

From another owner in a completed building

Generally not. Section 69 says no accessory parcel, or any share or interest in one, may be dealt with independently of its parcel. A neighbour cannot transfer a bay from their title to yours, and you cannot keep a bay when you sell your unit. I am not aware of a simple procedure for moving an accessory parcel from one unit’s title to another; if anyone proposes one, ask a lawyer and the land office before you pay anything.

The practical route in a subsale is to buy a unit that already has the bays you need. In my experience larger units are more likely to carry two or more bays, but check the title rather than the listing.

From the management body

No. Common property belongs to all owners, so a JMB, MC or committee cannot sell bays. The risk of buying a bay from the wrong person is real. The Edge Malaysia reported on 19 October 2026 that the Court of Appeal had unanimously dismissed appeals over a Petaling Jaya development where 342 parking bays and other areas that were common property had been sold as strata units or turned into accessory parcels for a related company. The courts treated those areas as common property, found fraud or false misrepresentation, and held that bank security over them was invalid.

Renting an extra bay

From the JMB or MC

Many buildings rent spare common-property bays to residents by the month. The legal basis is the management body’s power to make additional by-laws on parking and on restricted use of common property, passed by special resolution at a general meeting (sections 32 for a JMB and 70 for an MC). An MC must file the by-laws with the Commissioner within 30 days, and breaches can be fined up to RM200. Before you pay:

• Ask which by-law or general meeting resolution allows the rental, and get the monthly charge and terms in writing.
• Ask whether bays are allocated by waiting list, ballot or first come, and whether the allocation lapses if you sell or move out.
• Pay the management body, against an official receipt, never an individual.
• Keep your charges up to date: the standard by-laws let management suspend a defaulter’s designated common-property bay after notice.

If a committee rents out bays with no resolution behind it, raise it at the next AGM; my condo AGM guide explains how motions and special resolutions work.

From a neighbour

Owners with a spare accessory bay often let a neighbour use it. Because the Act bars dealing with an accessory parcel independently of its unit, keep it simple: a written note between residents of the same building, no long-term lease, and nothing that looks like a transfer. Get legal advice before letting a bay to anyone outside the building. The by-laws on parking still apply to whoever parks there.

For landlords and tenants

List the bay numbers that come with the unit in the tenancy agreement, and say whether an extra rented bay is included. Tenants are bound by the by-laws too. See my tenancy agreement guide and, if you let rooms, renting out rooms in JB.

What an extra accessory bay costs you each year

• Share units. Under the share-unit formula in the First Schedule of the Strata Titles Act, as a UTM teaching note (2015) sets out, an accessory parcel’s area is added to the main parcel’s share units at a reduced weighting. Share units decide your share of maintenance charges and your voting weight.
• Quit rent. The Strata Titles (Amendment) Act 2016 provides for quit rent to be calculated by area per parcel, or per parcel and accessory parcel. See my quit rent and assessment guide.
• Price. In a subsale the bays are part of the unit’s price; compare units with the same number of bays when you look at recorded transaction prices.

A rented common-property bay, by contrast, is a monthly charge set by the management body. Ask for the current rate rather than relying on what the seller paid.

What to check in the SPA, the title and on site

Document or place	What to look for
Strata title (private search)	The accessory parcels listed with the unit, with their numbers and location. In Johor you can search through iTanah or at a land office.
Developer’s SPA (new launch)	Each bay listed and shown on the accessory parcel plan; nothing left to a side letter.
Original SPA and assignments (no strata title yet)	The bays named in the first buyer’s SPA and carried through each deed of assignment; a developer’s letter confirming them.
Management office	The car park register for the unit: which bays are accessory parcels, which are allocated or rented, and any charges or arrears.
On site	The bay numbers match the papers; covered or open; side by side or tandem; distance to your lift lobby.
Offer letter and subsale SPA	Bay numbers and their status written in, so there is no argument at handover.

If the title, the SPA and the bays you are shown do not match, tell your lawyer before you sign. My guides to strata titles, buying without an individual strata title and questions to ask at a subsale viewing help with the rest.

EV chargers and extra bays

Standard by-law 25 bars any structure on a parking bay, and charger cables usually cross common property, so you need the management body’s written approval even for a charger at your own accessory bay. A rented common-property bay may not be approved for a charger at all. See EV charging and parking at JB homes.

Landed homes and gated strata estates

A terrace or semi-detached house on its own title usually parks on its own porch, and extending the porch needs council approval (see renovation permits in JB). In gated estates registered under strata, roads and visitor bays are common property, so extra parking follows the estate’s by-laws, as in a condo. See gated and guarded homes.

Where to buy if parking matters to you

• Mount Austin: many completed condos; compare how many bays each unit type carries.
• Iskandar Puteri: newer buildings and gated strata estates.
• Tebrau, Setia Indah and Molek: condos plus landed homes with their own porches.
• JB Sentral and Bukit Chagar: city-centre high-rises where parking is tighter.
• New launches in JB: secure the bays you need in the SPA.

Compare them on my JB property map.

More Johor living guides: Condo parking disputes · Strata titles explained · Condo by-laws, access cards and visitors · Checking condo management

Frequently asked questions

What is an accessory parcel?

A parcel shown in the strata plan as used, or meant to be used, together with a main parcel, under section 4 of the Strata Titles Act 1985. Car park bays and store rooms are the usual examples. It appears on the unit’s strata title.

Can I buy a car park bay from another condo owner?

Generally not. Sections 34(2) and 69 of the Strata Titles Act stop an accessory parcel being dealt with independently of its unit, so it cannot be sold on its own. The usual route is to buy a unit that already has the bays you need.

Can the JMB or MC sell me an extra parking bay?

No. Common-property bays belong to all owners. The management body can allocate or rent them under additional by-laws on parking passed by special resolution, but it cannot sell them.

Can I keep my parking bay when I sell my condo?

Not if it is an accessory parcel. It goes with the unit to the buyer. A rented common-property bay normally ends under the management’s terms when you sell or move out.

How do I know how many bays come with a unit?

Check the strata title, which lists the accessory parcels, and the management’s car park register. For a unit without a strata title, check the original SPA, its accessory parcel plan and the deeds of assignment.

Does an extra accessory bay increase my maintenance charges?

It can. Accessory parcels are added to the main parcel’s share units at a reduced weighting, and share units set your share of charges and voting weight. Quit rent is also worked out per parcel and accessory parcel.

Looking for a JB home with enough parking?

Tell me how many cars your household has, your budget and the areas you like. I will check the title and car park register of each shortlisted unit, tell you which bays are accessory parcels, and ask management about renting extras before you book. You can also book an appointment, or a Zoom consultation if you are abroad.

Sources: Strata Titles Act 1985 (Act 318), section 4 (definitions of accessory parcel and common property), checked November 2026; Strata Titles Act 1985, section 34, synced from the Attorney General’s Chambers on 23 September 2026; Strata Titles Act 1985, section 69, synced 23 September 2026; Strata Management Act 2013 (Act 757), section 32 (JMB additional by-laws), checked November 2026; Strata Management Act 2013, section 70 (MC additional by-laws, RM200 fines, filing within 30 days), checked November 2026; Strata Management (Maintenance and Management) Regulations 2015, P.U.(A) 107, Third Schedule by-laws 6 and 25 (copy published by DBKL), checked November 2026; Pejabat Tanah dan Galian Pulau Pinang, FAQ on strata titles (accessory parcels), checked November 2026; Strata Titles (Amendment) Act 2016 (Act A1518), section 23C(8)(a), gazetted 9 September 2016; Universiti Teknologi Malaysia, teaching note on the share-unit formula (First Schedule, Strata Titles Act), September 2015; Housing Development (Control and Licensing) Regulations, Schedule H sale agreement (earlier version, as published by the National House Buyers Association), accessed November 2026; The Edge Malaysia, “When common property is sold off”, 19 October 2026; Pejabat Tanah dan Galian Johor, Manual Pengguna iTanah Johor (public user manual), version 1.0, 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 13 November 2026, not legal advice. By-laws differ between buildings, and how a bay is held depends on the strata plan and your documents; confirm with your lawyer, the management body or the Commissioner of Buildings before you pay for a bay.