Erinaz Suites review: is it worth buying?

Location

The site (PT 1813, Lot 11608) sits in Bandar Baru Kubang Kerian, a built-up township south of central Kota Bharu. Hospital Universiti Sains Malaysia (HUSM) is within walking distance, and the USM health campus shares the township. KPJ Perdana Specialist Hospital and Kota Bharu Medical Centre are nearby. AEON Mall Kota Bharu and KB Mall are a short drive away, and Kota Bharu city centre is about 15 minutes by road.

Who can buy

Purchase is restricted under Kelantan state land conditions. The criteria in the sales kit include links to Kelantan by birth (own or father's IC) or long-term residence confirmed by the state land office (PTG), and quotas may change. Not every buyer qualifies, so confirm eligibility before you pay a booking fee.

Pros & cons

Rental outlook

Demand here comes from groups that already exist: hospital and university staff, students on the USM health campus, and people staying near the hospital during longer treatment. Studios suit single tenants. The dual-key can hold one long-term tenant and one shorter stay under a single title.

No rent figures have been published for the project, and the maintenance fee has not been published, so wait for both figures before you estimate a yield. As a cost check: at the RM384,200 entry price, the 90% loan, 35-year, 3.7% instalment is about RM1,469 a month. Rent would need to cover that plus maintenance to break even on a fully financed purchase.

What is still unknown

• The maintenance fee and sinking fund rate
• Starting prices for Type B and Type C (on request)
• The exact completion date, which runs about 48 months from APDL approval
• Achievable rents for new suites in Kubang Kerian

Who should buy

• Buy if you meet the eligibility criteria and want a freehold unit under RM400k.
• Buy the studio if you want a small rental unit near Hospital USM.
• Consider the Type C dual-key if you want to live in one section and rent the other.
• Consider Qubaz if you want an earlier handover (2028) and a seaside unit, and leasehold is acceptable.
• Wait if you need the maintenance fee and rent data before you commit.

Erinaz Suites vs Qubaz

Entry prices are within RM4,000 of each other. Erinaz has freehold title and a larger top layout. Qubaz completes about two years earlier and is sold hotel-furnished as a managed short-stay product.

Developer track record

Erinaz Suites is developed by Exsim Kubang Kerian Sdn Bhd, part of EXSIM Group, and is the group's first project in Kelantan. EXSIM Group was set up in 2008 and reports more than 14 completed projects. Its portfolio includes The Treez, its first development, and Central Park Damansara. Its track record was built on the peninsula's west coast, and Kota Bharu is a different market, so look at completed EXSIM buildings for finishing quality and post-handover management before you commit.