FOR LANDOWNERS & HEIRS
Why a JV with RumahHQ
What your family can receive, what we take on, and what leaving the land idle really costs, set out plainly so the family can decide calmly and together.
No fee. No obligation. A preliminary feasibility report prepared for your land.
General information only
On this page
What you receive
Your share is agreed in writing before any work starts. It can take one of three forms:
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Finished homes
A number of finished homes in the project, to live in, rent out or pass on to the heirs.
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A share of sales value (cash)
A share of the project's sales value, paid according to the schedule in the agreement.
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A combination
Some homes and some cash, useful when some heirs want a house and others prefer money.
Want to keep a lot for the family's own house? That can be discussed early, while the layout is being designed.
Every piece of land is assessed separately. We do not use package rates.
What a JV with RumahHQ gives you
You contribute the land. We contribute the capital, expertise and work.
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No capital
Development costs are borne by us. You do not need to spend money to develop the land.
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Title in your name until the agreed stage
When and how the title moves, and what protects you until then, can be included in the agreement.
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We handle the hard work
Change of land-use condition, approvals, construction and sales, with one point of contact instead of many.
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Inherited land: heirs can receive homes
Instead of small, unusable fractions of land, the land is developed as one project and the family's share is divided as the heirs agree, for example one home per heir where the project allows.
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Launch only when demand is proven
We launch a project only when qualified registrations reach at least 1.5 times the number of homes. We are registered with the LPPSA, CIMB Bank and Maybank panels.
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Focused on 1 to 8 acres
Land of this size is our main business, not a side project that large developers overlook.
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Direct access to the founder
Fast decisions and personal service, not a chain of departments.
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Transparent
For every project, site progress will be recorded every day, and regular progress reports can be included in the agreement.
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Homes for your community
Homes for families who will live in them, including civil servants such as teachers, nurses and police officers.
The cost of leaving land idle
This is not meant to frighten anyone, but so the family can decide with complete information. Idle land still carries yearly duties and legal risks:
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Quit rent every year
In Selangor, quit rent (cukai tanah) is paid between 1 January and 31 May. Payment after 31 May attracts a late-payment fine, and the registered owner must pay even without receiving a bill.
Source: PTG Selangor; National Land Code s.93
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Arrears, Notice 6A and forfeiture
If rent stays unpaid, the land office can serve a notice of demand in Form 6A, endorsed on the title. The owner has three months to pay; otherwise the land can be forfeited to the State under the National Land Code.
Source: National Land Code s.97 and s.100; Selangor State Assembly, 2024
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Breach of land conditions
Land used against its category or conditions can receive notices (Forms 7A and 7B), an inquiry and possible forfeiture, or a fine in place of forfeiture.
Source: National Land Code s.127 to s.130
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Encroachment and illegal dumping
The Selangor government told the State Assembly in 2026 that its enforcement power under s.425 covers State land only. On private land, removing encroachers is the owner's own civil action, and the owner can be served notices if the land is used for illegal dumping.
Source: Selangor State Assembly, 2026
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Overgrown land
Councils can take action against owners of overgrown or dirty private land under the Local Government Act 1976 [Act 171], and can clear it and recover the cost from the owner.
Source: Selangor State Assembly, 2023
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More heirs with every death
When an heir dies before an estate is settled, their share passes to their own heirs (layered deaths, kematian berlapis). The fractions shrink and agreement gets harder.
Source: Izzati & Associates; INSTUN
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Frozen estates nationally
About 46,000 small-estate cases were still pending at the end of 2025, and the value of unclaimed estates nationally is estimated in the tens of billions of ringgit.
Source: Dewan Rakyat reply via Berita RTM, 2026
Wait, sell or JV: an honest comparison
Each choice suits a different family. A JV is not right for everyone.
- Wait for nowSuits a family that has not yet agreed, or whose estate is not yet settled, and can keep looking after the land
- Sell the landSuits a family that needs cash now, or whose land does not suit housing
- JV with RumahHQSuits a family that can wait several years for a more meaningful share, with 1 to 8 acres in our focus districts
| Wait for now | Sell the land | JV with RumahHQ | |
|---|---|---|---|
| Capital needed | No development capital, but quit rent and upkeep continue every year | No development capital; legal and sale-related costs may apply | None; development costs are borne by RumahHQ (subject to the agreement) |
| Who handles approvals | No approvals needed; the family stays responsible for the land's conditions | The buyer, after the transfer | RumahHQ: land-use conversion, planning permission and building plans. You sign as the owner or through a limited power of attorney |
| When you receive anything | Nothing, unless the land is worked | When the sale completes under the sale agreement | According to the agreement: homes after completion and the CCC, cash according to the payment schedule. A JV usually lasts several years |
| Ownership | Kept | Passes to the buyer | Kept in your name until the agreed stage |
| Main risk | Arrears, notices, encroachment and a growing number of heirs | Only today's raw-land price, with no share in the value of the homes; proceeds split into small amounts among many heirs | Approvals delayed or refused, or the project stalls; reduced by deadlines, return of the land and a limited power of attorney, which can be included in the agreement |
| Family control | Full, but the decision is postponed | Ends when the land is sold | The family agrees the form of its share, can ask to keep a lot and receives progress reports; day-to-day development is run by the developer |
| Suits a family that | Has not yet agreed, or whose estate is not yet settled, and can keep looking after the land | Needs cash now, or whose land does not suit housing | Can wait several years for a more meaningful share, with 1 to 8 acres in our focus districts |
The free preliminary feasibility report compares selling and a JV for your land on paper, before any decision.
We understand your concerns
These are the worries landowners tell us, in their own words. Each answer is a protection that can be included in the agreement.
The worries landowners tell us, and the protection that can be included in the agreement for each
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"I'm afraid of being cheated and losing the land."
Can be included in the agreement: Ownership stays in your name until the agreed stage. Any power of attorney covers named tasks only, such as signing approval applications, and does not allow the land to be charged or sold except as agreed in writing.
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"The project will be abandoned."
Can be included in the agreement: Construction starts only after the project's buyers and financing are secured. If approval is not obtained within the agreed period, the land returns to you in full.
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"The landowner's units will be finished last."
Can be included in the agreement: The landowner's units are prioritised in the first phase, with their type, specification and location in the layout attached to the agreement.
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"My brothers and sisters don't agree."
Can be included in the agreement: A family briefing with all the heirs, and a distribution schedule attached to the agreement. The JV agreement is signed only after ownership and the heirs' agreement are clear.
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"The developer wants the original title or a full power of attorney."
Can be included in the agreement: Keep the original title and hand over copies. How the original is kept, for example by a lawyer as stakeholder, and the limits of any power of attorney can be written into the agreement.
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"I won't know what is happening."
Can be included in the agreement: Monthly progress reports, regular site photos and the right to visit the site.
Bring your own lawyer
How RumahHQ earns its income
RumahHQ earns from selling the other homes in the project to buyers. That is why we fund the development: our income depends on the project being completed and sold. Your share, whether homes, a share of sales value or both, is agreed in writing before any work starts, so you know what your family receives before anything is built.
Check us: developer, contractor or agent?
Three kinds of company can approach a landowner, and each is regulated differently. Knowing the difference helps you ask the right questions.
| Role | What they do | Regulated by | Where to check |
|---|---|---|---|
| Housing developer (pemaju) | Develops a housing project and sells the homes to buyers | A developer's licence and an advertising and sales permit (APDL) from KPKT under the Housing Development (Control and Licensing) Act 1966 [Act 118] | TEDUH portal, KPKT |
| Contractor (kontraktor) | Carries out the construction work | Registration with CIDB under the CIDB Act 1994 [Act 520], by grade | CIDB CIMS search |
| Estate agent (ejen hartanah) | Markets or sells property on the owner's behalf | Registration with the Board of Valuers, Appraisers, Estate Agents and Property Managers under Act 242 | Ask for the registration number and check it with the Board |
RumahHQ is a housing developer
- Company
- RumahHQ Development Sdn Bhd
- SSM
- 202601026288 (1688384-T)
- CIDB
- Registered with CIDB, Grade G4 (0120260318-SL169289)
- Financing panels
- Registered with the LPPSA, CIMB Bank and Maybank panels
- Housing developer licence (KPKT)
- Not yet obtained. A licence and advertising & sales permit (APDL) are obtained for each project before any sale opens.
- Office
- No. 36, Tingkat 1, Jalan Raya Barat, Kawasan 6, 41000 Klang, Selangor
How to check any developer, including us
- Company records (SSM) Search the company name on MyDATA SSM for its registration, directors and financial statements.
- Developer's licence (KPKT) Search the company on the TEDUH portal for its licence and each project's advertising and sales permit.
- Problem projects Check TEDUH's list of ailing and abandoned projects.
- Builder registration (CIDB) Check the registration and grade of the company that will build.
- Track record Visit ongoing projects and talk to buyers and landowners.
Frequently asked questions
Is it better to take homes or cash?
It depends on the family. Homes suit heirs who want to live in them or rent them out; cash is easier to divide; a combination suits families with different needs. We explain the options in the feasibility report, and the choice is written into the agreement. For financial or tax questions, speak to your own adviser.
Can we keep a lot for the family?
That can be discussed early, while the layout is being designed. If it is agreed, it is written into the agreement.
Do I have to hand the original title to the developer?
Keep the original and hand over copies. How the original is kept, for example by a lawyer as stakeholder, can be included in the agreement. If you hand over any original document, ask for a written acknowledgement of receipt.
Can the developer charge our land to a bank?
The power of attorney can be limited to named tasks, such as signing approval applications, with no charge or sale of the land except as agreed in writing. This can be included in the agreement.
If the project does not go ahead, does the land come back to us?
If approval is not obtained within the agreed period, the land returns to you in full. This can be included in the agreement.
If quit rent is in arrears, can the government take the land?
Unpaid rent can lead to a Form 6A notice of demand, with three months to pay, and then forfeiture under the National Land Code. Check the position with your land office and settle arrears early.
Do I pay real property gains tax before I receive anything?
Tax depends on the structure and your circumstances, and is outside what we can advise on. Please speak to a tax adviser or LHDN before you sign.
Can I use my own lawyer, not the developer's?
Yes, and we encourage it. Your own lawyer should read the agreement before you sign.
Find out what your land could become
Share the location and size of your land. We visit, meet your family and prepare a free preliminary feasibility report, with no obligation.
No fee. No obligation. A preliminary feasibility report prepared for your land.
Sources
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- PTG Selangor, Revenue FAQ (quit rent due 1 January to 31 May) — read 2026-09-25
- AzmiLaw, Non-Payment of Quit Rent and Assessment: What Will Happen to Your Property — read 2026-09-25
- Selangor State Assembly, Idle land lots (forfeiture under NLC s.100 and s.127–130), 2024 — read 2026-09-25
- National Land Code s.127 (breach of conditions), BM text, tanahweb — read 2026-09-25
- Selangor State Assembly, Encroachment on private land, 2026 — read 2026-09-25
- Selangor State Assembly, Remedies for land used for illegal dumping, 2026 — read 2026-09-25
- Selangor State Assembly, Idle private premises and land (Act 171), 2023 — read 2026-09-25
- Izzati & Associates, Layered deaths (kematian berlapis), 15 December 2025 — read 2026-09-25
- INSTUN, Tanah pusaka terbiar di Malaysia: faktor dan cadangan penyelesaiannya — read 2026-09-25
- Berita RTM, 46,077 small-estate cases pending as at December 2025, 29 January 2026 — read 2026-09-25
- Berita RTM, Harta beku, waris buntu: sampai bila?, 3 May 2026 — read 2026-09-25
- Housing Development (Control and Licensing) Act 1966, Low & Partners — read 2026-09-24
- TEDUH portal, National Housing Department, KPKT — read 2026-09-24
- CIDB, contractor registration (Act 520, section 25) — read 2026-09-24
- Rahmat Lim & Partners, Scope of the Valuers, Appraisers and Estate Agents Act expanded to regulate property managers — read 2026-09-25
- MyDATA, Companies Commission of Malaysia (SSM) — read 2026-09-24
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