One Heritage is a serviced apartment on commercial title. Three layers decide short-stay letting — and the one that can forbid it outright does not exist until after handover.
“Can I put it on Airbnb?” is the question behind most letting enquiries here, and the answer starts with land title. A property's title class — residential or commercial — sets the baseline for what you may do with the unit, and short-stay letting is one of the uses it governs. Residential title is where the restrictions bite hardest; commercial or mixed-use title generally sits on safer footing for letting by the night or the week.
That is the layer One Heritage clears. It is a serviced apartment on commercial title, not a residential condo. But title is the first of three layers, and clearing one does not clear the other two.
One Heritage is on commercial title, owner-confirmed. For short-stay letting that is the layer you want on your side: it removes the title-level obstacle a residential-title building carries from the start. A unit here is not fighting its own land classification to be let by the night.
The obvious workaround is to convert a residential unit to commercial title, and in practice nobody does. Commercial title moves the unit onto the non-domestic electricity tariff, and MBJB assesses it at 0.22% to 0.23% of improved value, against 0.08% residential. A residential owner cannot buy the letting right without taking on the holding costs that come with it, and once they have, they have bought what this building already is. That is why the advantage holds instead of being competed away.
This is the part a buyer can rely on today. The next two layers are where the certainty runs out.
Clear title does not exempt you from licensing. Running tourist accommodation in Malaysia is a licensed activity: the premises must be registered with the federal tourism ministry (MOTAC), and you need a business-premises licence from the local council — MBJB for this address. These sit on top of the title, not instead of it.
What matters at the buying stage is that there is a licensing step — with a cost and an application behind it — not just a listing you switch on.
This is the layer that can override the other two, and the one most buyers overlook. Under the Strata Management Act 2013, the building's management corporation — the body the owners form to run the common property — can make by-laws governing how units are used, and that includes the power to prohibit short-stay letting outright. Malaysian courts have upheld a management corporation's right to ban it. A clear title and a valid licence do not survive a by-law that forbids the activity in your building.
One Heritage is not built, so it has no management corporation, which means it has no by-laws. They come into existence after handover, when owners take over the running of the building. Until then nobody can tell you whether short-stay letting will be allowed — not the sales team, not the developer, nobody. The body with the power to forbid it does not exist yet.
Commercial title removes the title-level obstacle, but it does not make short-stay letting certain here, because the layer that can forbid it outright is years away from being decided. If short-stay income is the whole case for your purchase, you are taking on a risk that cannot be closed at the point of sale. Buy on what is settled — the title, the location, the layout — and treat short-stay as upside you cannot yet count on.
If letting is central to your plan, go in with the questions that matter rather than an assumption:
If the numbers only work with short-stay income, the plan rests on the one layer nobody can confirm today. If they work on a standard let as well, the short-stay option becomes upside rather than the whole bet.
There is a lower-risk way to get flexibility out of a unit here, and it does not depend on the short-stay question at all. The dual-key conversion — a brochure option on five types — splits one unit into two lockable spaces behind one title, so you can live in one and let the other on a normal tenancy, or let both. That income does not turn on MOTAC, MBJB or a future by-law, which makes it the steadier letting play while the short-stay layers stay open.
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