What Is a Dual Key Unit? One Title, Two Locked Spaces, and the KL Rules

Kuala Lumpur City Hall (DBKL) describes a dual key unit as one home split into a main unit and a smaller sub-unit with its own key, both reached through one main entrance. Its rules say the unit has only one ownership parcel, and the sub-unit cannot be given a strata parcel separate from the main unit.

The official meaning, in Kuala Lumpur

We found no Act that defines a dual key unit. The clearest official text is a planning guideline from Kuala Lumpur City Hall (DBKL). It covers Kuala Lumpur only.

DBKL’s 2024 dual key guideline was replaced by a “multiple key” guideline, in force from 13 July 2026. It covers dual key and triple key units only, in high-rise homes and serviced apartments. It guides developers when they apply for planning permission.

The guideline defines a multiple key unit as a single home, or one strata ownership (one unit that you own under a strata title), split into two or more separate, self-contained living spaces through one main entrance. It says this gives flexibility for a large family, for several households, or for renting, which the building’s JMB or MC (the owners’ management body) will control.

What the two parts must have

The main unit is a full family home, with a living room, dining area, bedroom, kitchen and bathroom.

The second unit has only the basics: a sleeping area, a pantry and a bathroom. Family members or other people may live in it. Its access is controlled by a different key.

Both doors must be reached through the same foyer (the small entrance space inside the main door). The sub-unit has a window for fresh air. If it has none, mechanical ventilation (a fan system that moves air in and out) must be provided.

How big it must be

DBKL sets these sizes for a dual key unit:

• The whole unit must be at least 900 sq ft.
• The second unit takes 30% of the whole unit’s area.
• In a unit of 1,500 sq ft or more, the second unit is at most 450 sq ft.

DBKL prints three examples:

• 900 sq ft = 630 sq ft main unit + 270 sq ft second unit.
• 1,500 sq ft = 1,050 sq ft main unit + 450 sq ft second unit.
• 2,000 sq ft = 1,550 sq ft main unit + 450 sq ft second unit.

A triple key unit must be at least 1,600 sq ft. Its main unit is at least 700 sq ft, and each of its two sub-units is between 250 sq ft and 450 sq ft. DBKL adds one extra car park bay for a triple key unit. It prints no extra bay for a dual key unit. Our car park guide explains how bays are sold.

One unit, one title

DBKL’s guideline says a multiple key unit has only one ownership parcel. The second and third sub-units cannot be given a strata parcel separate from the main unit.

Under the Strata Titles Act, a parcel is one of the individual units in a building. Apart from an accessory parcel (one used together with another parcel), each parcel is held under a separate strata title (the ownership paper for one unit in a building split into separately owned units).

The Act does let an owner divide a parcel into two or more new parcels, but only with the approval of the Director of Lands and Mines. Before approving, the Director must be satisfied of several conditions. One of them is that each new parcel will have adequate means of access not passing through another parcel. We found no official text on how a land office treats an application to divide a dual key unit.

One parcel, one maintenance bill

Maintenance charges are set for each parcel, in proportion to its share units (a number given to each parcel that sets its share of costs and votes). The sinking fund (money saved for big repairs later) is 10% of the charges while the developer runs the building. Our maintenance fee guide explains both.

These figures are made up, to show the sum:

• The building’s yearly budget is RM1,000,000, and the building has 10,000 share units.
• Your dual key unit is one parcel with 120 share units.
• Your charges are 120 / 10,000 x RM1,000,000 = RM12,000 a year, or RM1,000 a month.
• The sinking fund is 10% of RM1,000 = RM100 a month.

Under Schedule H, the sale agreement for a home in a building to be split into separately owned units, you pay the charges and the sinking fund from the day you take vacant possession (get the keys). The first four months are paid in advance, then one month in advance after that. From vacant possession or from the transfer of the parcel to you, whichever comes first, you also pay all outgoings on the parcel, including quit rent (a yearly rent owed to the state for the land) and assessment. Our SPA guide explains the sale agreement.

Renting out the second unit

DBKL’s guideline says renting is controlled by the building’s JMB or MC. We found no DBKL rule on short-term rental.

What we could not find

We found no official source on how a bank or the tax office treats a dual key unit, and no official dual key standard for Selangor, or at national level.

What to check before you buy

• Is the project in Kuala Lumpur? DBKL’s guideline covers Kuala Lumpur only.
• Does the sale agreement sell one parcel, with one parcel number?
• Does each part have its own locked door, reached through one shared foyer?
• Does the second unit have a window, or a fan system for fresh air?
• How many share units does the parcel have? That sets your maintenance charges.
• What do the JMB or MC rules say about renting out part of a unit?
• Is the sale under the HDA (the main law protecting people who buy homes still being built)? See our HDA guide.

This is a general guide, not legal or financial advice, and rules can change. Check your own sale agreement with your lawyer.