10 Questions You MUST Ask Before Buying a Show Unit in Malaysia

Buying a property in Malaysia is one of the biggest financial commitments most people will ever make. For many homebuyers, the first step into this journey often begins inside a show unit, also known as a rumah contoh. These units are carefully designed by developers to showcase the best possible version of a home, with modern furniture, stylish lighting, and luxurious finishing.

However, it is important to understand that a show unit is a marketing tool, not a replica of the real unit you will eventually receive. Developers invest heavily in showrooms to impress buyers, often adding features that will not be included in the actual property. If you rely solely on what you see in the show unit without asking the right questions, you may end up with surprises and not the pleasant kind.

To help you make an informed decision, here are 10 essential questions you must ask before buying a show unit in Malaysia.

Why show units can mislead buyers in Malaysia

In sales galleries across Kuala Lumpur, Selangor, Penang, Johor Bahru and other growth corridors, show units are staged with modern furniture, layered lighting and immaculate finishes. The purpose is to help you imagine a lifestyle. The risk is that you anchor your expectations to elements that are non-contractual.

Key principle: what you see in the show unit is marketing; what you get is what the Sales & Purchase Agreement (SPA) and the attached Schedule of Finishes specify. Always default to the contract.

1. What’s included and what’s only for display?

Show units are typically filled with custom interior design, built-in furniture, designer lighting, wallpaper, and decorative pieces that are not part of the actual package. For instance, the sleek kitchen island, feature walls with mirrors, or built-in wardrobes you see in the show unit might not be included in the unit you are buying.

In Malaysia, all developers are required to provide buyers with a Schedule of Finishes that forms part of the Sales and Purchase Agreement (SPA). This document lists every item you will receive with your property — from flooring materials and wall paint to kitchen fittings and bathroom accessories.

Always request this specification sheet before signing anything. Compare it carefully with what you see in the show unit. This is your safeguard against marketing tricks.

Common inclusions	Often display-only
Basic kitchen cabinets with sink	Kitchen island with waterfall edge
Tiled bathrooms, sanitary fittings	Rain shower, glass enclosure, niche lighting
Painted walls, internal doors	Wallpaper, wainscoting, acoustic panels
Standard lighting points	Designer pendants, LED strip features

Example: A buyer might see a show unit kitchen fitted with quartz countertops and a full set of branded appliances. However, the SPA may only guarantee a stainless-steel sink and basic kitchen cabinet.

2. What is the actual built-up size?

Show units can sometimes be misleading when it comes to space. Developers may build them inside sales galleries, where walls are shifted, partitions are removed, or ceiling heights are extended to make the space feel larger than it really is.

In Malaysia, property advertisements often highlight the built-up area, measured in square feet (sq ft). The actual size of your property will be clearly stated in the SPA. Always verify this against the floor plan, and if possible, visit the construction site to get a sense of the real dimensions.

Tip: Bring a tape measure to the show unit and check room dimensions against the official floor plan. This is especially important for smaller apartments in Kuala Lumpur, Penang, or Johor Bahru, where every square foot matters.

3. Are there hidden columns, beams or walls in the real unit?

Another trick developers sometimes use in Malaysia is to remove columns, beams, or structural walls in the show unit. These elements are necessary in actual construction but can make a space look smaller and more difficult to furnish.

For example, in the show unit, the living area may look like a perfect rectangular space, but in your actual unit, a large column could block part of the wall. This can affect how you place your sofa, TV cabinet, or dining table.

Ask the developer to point out exactly where these structural elements will be located in your actual unit.

4. What materials and finishes will you get?

The materials used in a show unit are often superior to what you will receive in your home. Developers know that finishes make a big difference in how a property looks and feels.

• Flooring spec by room (living, bedrooms, kitchen, bath)
• Sanitary ware brand and model list
• Door leaf material and ironmongery spec
• Window system and glass thickness

or always ask specific questions about:

• Flooring: Is it marble, porcelain, ceramic, or vinyl?
• Walls: Are they painted, plastered, or covered in wallpaper?
• Doors and windows: Are they solid wood, hollow core, or aluminium framed?
• Bathroom fittings: Are they from international brands like Grohe and Toto, or local suppliers?

These details matter, not only for appearance but also for durability, resale value, and maintenance costs.

Example: A show unit bathroom may be displayed with a rain shower system and glass partitions, but the actual unit may only include a handheld shower and a basic tiled wall.

5. Is the furniture scaled accurately?

One of the most common tricks in Malaysian show units is the use of smaller-than-standard furniture to make rooms appear more spacious.

• The “queen-sized bed” may actually be a super single.
• The sofa might be narrower than what is typically sold in furniture stores.
• Dining tables may be slim four-seaters instead of regular six-seaters.

To avoid disappointment, always measure the rooms on the floor plan and compare them with the standard dimensions of your existing or planned furniture.

6. What about lighting and ceiling height?

Show units are designed to impress with clever lighting and high ceilings. Spotlights, hidden LED strips, and false ceilings are often added to create a luxurious atmosphere. However, your actual unit may only come with bare concrete ceilings and basic light points.

In Malaysia, standard ceiling heights in residential units are usually between 9 and 10 feet, but some developers raise ceilings in show units to make them appear grander.

Ask:

• What is the actual ceiling height?
• How many lighting points are provided?
• Will there be false ceilings or only basic wiring?

Renovating to add false ceilings, downlights, and additional wiring later can cost a significant amount of money.

7. Where will air-conditioning units and piping be installed?

Air-conditioning is almost a necessity in Malaysia’s tropical climate. Show units usually display the air-cond system in a neat and concealed way, but the reality may be different.

Find out from the developer:

• Where the outdoor compressor units will be located (balcony, yard, or air-cond ledge).
• Whether piping will be concealed or exposed.
• Whether the placement will affect your usable space.

For high-rise apartments, this is especially important because the compressor placement can impact the balcony space or create noise near bedrooms.

8. What fixtures and appliances are provided?

In Malaysia, properties are sold in different conditions: bare units, partially furnished, or fully furnished. The show unit may display high-end appliances and fittings, but your actual unit may only come with the basics.

Questions to ask:

• Will the kitchen include a hob, hood, and oven?
• Are built-in wardrobes included, or just the space?
• Are water heaters provided in all bathrooms?
• Is the unit partially furnished or completely bare?

Knowing this upfront helps you plan your budget for renovations and furnishing.

9. What are the differences between show and real units?

Developers in Malaysia are legally required to provide a Schedule of Finishes. This document lists all materials, fittings, and finishes included in the property purchase.

Compare it carefully with the show unit. Pay attention to:

• Wall finishes (paint vs wallpaper)
• Kitchen fittings (sink only vs full kitchen set)
• Bathroom accessories (basic taps vs rain shower)
• Flooring materials (ceramic vs marble)

This is your strongest reference point if disputes arise later on.

10. What guarantees and defect liabilities apply?

In Malaysia, under the Housing Development (Control and Licensing) Act 1966 (HDA), all new residential properties come with a Defects Liability Period (DLP) of 24 months after you receive Vacant Possession (VP).

• During this period, the developer must repair any defects, such as:
• Water leaks
• Cracked tiles
• Uneven flooring
• Faulty electrical wiring

This is your legal protection as a buyer. Always ask the developer how defects should be reported and how quickly they will be addressed.

Frequently Asked Questions (FAQ)

Is it safe to buy based on a show unit in Malaysia?
Yes, but only if you rely on the SPA and Schedule of Finishes, not the interior design of the show unit. The show unit is for display, while the SPA is a legal guarantee.

What is usually included in a new condo unit in Malaysia?
Most new condominiums come with tiled flooring, painted walls, basic kitchen cabinets with a sink, bathroom fittings, and doors. Some may include hobs, hoods, wardrobes, or air-conditioners, depending on the developer.

Can I claim if my unit is very different from the show unit?
No, because the developer is not legally bound to replicate the show unit. You can only claim if the unit delivered does not match the Schedule of Finishes or specifications in your SPA.

Should I hire a property agent or lawyer when buying from a show unit?
Yes. A qualified property agent can guide you on market comparisons, while a lawyer ensures your SPA protects your interests under the Housing Development Act (HDA).

Quick buyer checklist

• Obtain SPA draft and Schedule of Finishes
• Measure key rooms; verify built-up and ceiling height
• Mark structural elements on the layout
• List finishes by brand/model where applicable
• Confirm AC locations, piping routes and outdoor units
• Itemise included fixtures and appliances
• Photograph show unit and note variances
• Clarify DLP coverage, claim process and timelines

In Malaysia, show units are designed to capture your imagination, but as a buyer, you must separate marketing from reality. By asking these 10 essential questions and studying the Schedule of Finishes carefully, you can avoid disappointment and protect your investment.

Remember that buying a home is not just about what looks beautiful in the showroom. It is about the specifications, finishes, legal protections, and long-term value of your property. Do not be swayed by decorative touches that will not be included. Focus instead on what you will truly receive when you collect your keys.

By taking this careful approach, you ensure that your property purchase in Malaysia is based on facts, rights, and clear expectations not just the glamour of a show unit.

Other Article:

• Why You Must Inspect Your Unit Before Accepting Vacant Possession in Malaysia
• What Is Quit Rent and Assessment Tax in Malaysia? Here's What Homeowners Should Know!
• What is MOT Property and Why the Memorandum of Transfer is Essential