Christopher Ellis 7/6/25 Christopher Ellis 7/6/25

🏫 International Schools of Kuala Lumpur: A Guide for Expat Families

What are the International Schools available in Kuala Lumpur? What are the Curriculums they follow. What are tuition fees?
As most schools require you to contact them directly for specific cases - hopefully this will help paint a picture of roughly what these schools cost and what they do!

Kuala Lumpur is home to some of the best international schools in Southeast Asia, offering globally recognised curricula and world-class facilities. Whether you're moving to Malaysia with young children or teens preparing for university, the city offers an excellent mix of British, American, IB, and hybrid educational pathways to suit every family's needs and budget.

In this guide, we’ll break down the top international schools in Kuala Lumpur, their tuition fees, curriculum types, and what you need to know before enrolling your child.

🎓 Fee Structure: What to Expect

International school fees in KL vary widely depending on the school’s curriculum, reputation, and facilities. Here's a typical breakdown:

Application Fee (non-refundable): RM 500 – RM 2,000
Enrolment Fee (one-time): RM 3,000 – RM 10,000
Refundable Deposit: RM 2,000 – RM 20,000
Annual Tuition: RM 25,000 – RM 120,000+

Other Costs: Uniforms, meals, school trips, transportation, and tech fees are usually charged separately.

💰 Annual Tuition Fee Ranges (by Age Group)

Age Group | Annual Tuition (RM)

Preschool/Nursery RM 25,000 – RM 45,000
Primary (Years 1–6) RM 30,000 – RM 60,000
Secondary (Years 7–11) RM 40,000 – RM 80,000
Sixth Form / IB / A-Level RM 50,000 – RM 120,000

🏫 Top International Schools in Kuala Lumpur (2024–2025)

Here's a comparison of some of the most popular international schools for expat families:

School | Curriculum | Ages Annual Tuition (RM) | Highlights Area

🧾 Curriculum Deep Dive: Sayfol & HELP

🏫 Sayfol International School

Curriculum: British National Curriculum
Exams: Cambridge IGCSEs
Post-16: Does not offer A-Levels or IB (students may transfer after IGCSE)
Environment: Traditional British-style learning with a multicultural student body
Ideal For: Budget-conscious families seeking British education in central KL

🏫 HELP International School

Curriculum: British (IGCSE), A-Level & IB Diploma
Exams: Cambridge IGCSEs + choice of A-Level or IB for Sixth Form
Focus: Leadership, innovation, and values-based education
Ideal For: Parents looking for a future-ready, tech-integrated school with modern facilities

💡 Insider Tips for Parents

✅ Sibling Discounts: Many schools offer 5–10% off for second or third children.
✅ Corporate Packages: Some companies have preferred rates or placement agreements.
✅ Fee Increases: Expect annual increments of 3–6%, so budget accordingly.
✅ Visit in Person: Most schools offer private tours and trial classes—take advantage of them!

📍Final Thoughts

Kuala Lumpur’s international schools are among the best in the region, offering expat families a wide range of options across curriculum types, fee levels, and locations. Whether you’re looking for academic rigour, a nurturing environment, or cutting-edge learning, you’ll find a school that fits your family’s values and goals.

If you're relocating to KL and need help finding a home near your preferred school—or want a visual one-pager of this school comparison—feel free to reach out, or download here

Contact Page

Christopher Ellis 6/26/25 Christopher Ellis 6/26/25

🏡 Buying Property in Malaysia: Why It Always Takes Longer Than You Think (And That’s OK)

It takes longer than you think - but it’s worth the wait.

If you’re from the UK or North America, you might assume that buying a property abroad is as simple as “sign here, wire the money, get the keys.”

And then... you meet Malaysian bureaucracy.

As someone who moved here from the UK and now helps international buyers navigate this exact journey, let me share one hard truth: it takes longer than you think. Not because anything is “wrong” with the system — but because it works differently. From legal documents to foreign buyer approvals, Malaysia’s process has its own rhythm.

So how long does it really take to buy a property in Malaysia? What slows it down? And how does this compare to the process in the UK or the US?

Let’s break it down.

🔑 The Types of Properties We’re Talking About

Most of my international clients buy strata-titled freehold condominiums in Kuala Lumpur. These are typically fully built (not off-plan) and purchased under their own name.

Some buy leasehold units or even via company ownership, and some go for off-plan developments with different payment structures altogether. But for this post, we’ll focus on the typical resale (subsale) or new completed unit purchase that most buyers go for — and the realistic timeline that follows.

📅 The Real Timeline – Step-by-Step

Here's what you’re told should happen. And then… what actually happens.

1. Offer to Purchase to Signing the SPA

Official Timeline: 14 days (or 21 if getting a loan)
Reality Check: Up to 4 weeks or more

Once the Offer to Purchase is signed, both parties engage lawyers to prepare the Sale and Purchase Agreement (SPA). But — and here’s where Malaysia slows down — lawyers take their time. They often rewrite clauses back and forth, buyers and sellers quibble over details, and extensions are routinely requested.

If you're getting a loan, your bank needs time for approval — and if you’re a foreigner, that can mean extra documentation and delays.

✅ UK/US Comparison:
In the UK, this is where surveyors and solicitors get involved. It might feel “busy,” but once the mortgage is approved, timelines can move quickly. In the US, this entire phase is often wrapped up within two weeks — thanks to title companies and a more standardised system.

2. SPA to State Consent / Foreigner Consent

Timeline: 1 to 2 months

Foreigners buying Malaysian property need state consent. This is a government approval step where the state confirms the buyer is legally allowed to own the unit. It’s mostly a formality — but still takes time. There’s nothing you can do to rush this.

3. SPA to Completion

Timeline: Up to 90 days from consent

Once consent is granted, the countdown to completion begins. If you’re a cash buyer, things tend to move faster. If financing is involved, the bank needs to release funds, final documents need to be signed, and clearances issued. Each of these can add time.

Delays here often come from:

Bank paperwork inconsistencies
Lawyer-side miscommunications
Developer-side delays in title or strata documentation

I’ve had a client delayed by six weeks because of a tiny error in the bank’s loan document. That’s how small things can snowball here.

4. Handover of Keys

Timeline: Usually within 1 week after completion

Once everything’s signed and paid, keys are handed over. And yes — this part is often blissfully straightforward.

🧮 Estimated Total Timeline: 4 to 6 months
Longer if your bank, lawyer, or state approval drags their feet.

🚧 “As Is, Where Is” – What That Means in Malaysia

Unlike in the UK or US where a surveyor checks the plumbing, wiring, damp, roof, and so on… Malaysia doesn’t typically include a property inspection process. Homes are sold “as is, where is” — meaning what you see is what you get.

There’s no structural or condition guarantee from the seller, and no third-party surveyor to assess things pre-sale. You (or your agent) are responsible for checking the condition before making an offer.

In a sense, this speeds things up — but it also adds risk if you’re not thorough.

🏁 So... Why Is This Still Worth It?

Despite the delays, red tape, and occasional eyebrow-raising paperwork, Malaysia remains one of the most foreigner-friendly places in Asia to buy property.

With the right guidance, the process is navigable. You will get your keys. It just might take a few months longer than you expected.

If you’re looking to buy — or just trying to understand the timeline a little better — drop me a message. I’ve been through it myself and help buyers from all over the world do the same.

Christopher Ellis 11/7/24 Christopher Ellis 11/7/24

A Taste of Home and Beyond: The Most Authentic Restaurants in Malaysia

Malaysia’s food scene is a true melting pot, with flavours and influences from around the world. As an expat, finding a taste of home or exploring a new cuisine can bring a comforting sense of connection to this incredible country. Here’s a list of top-rated spots to find authentic British, Italian, Thai, Malaysian, Indian, and American food, perfect for those days when you’re craving a familiar dish or a culinary adventure.

1. British Cuisine: The Sticky Wicket

The Sticky Wicket pub blends traditional charm with modern features, making it ideal for locals and visitors. Situated in a lively neighborhood, it offers craft beers, wines, and unique cocktails. The menu features gourmet burgers and fresh appetizers. With screens for sports and a friendly vibe, it's great for casual meet-ups, celebrations, or relaxing after a long day.

For Brits missing a classic pub meal, The Sticky Wicket in Bukit Damansara is a must-visit. Known for its cozy, sports-themed atmosphere (complete with cricket memorabilia), it’s the go-to for fish and chips, bangers and mash, and Sunday roasts. The pub has a welcoming vibe, great for catching up with friends or enjoying a pint.

Reservation Tips: Book ahead, especially on weekends, as it fills up quickly with expats and locals alike.
Atmosphere: A friendly, pub-like setting with cricket-themed decor.
Getting There: Located in Bukit Damansara, it’s easy to reach by car or taxi.

2. Italian Cuisine: Nero Nero

Nero Nero is a chic dining venue in Kuala Lumpur, offering a modern take on traditional Italian cuisine made from fresh ingredients. The elegant atmosphere and attentive service make it ideal for romantic dinners, corporate events, or special celebrations. Enjoy exceptional dishes and a wide wine selection in a stylish, relaxing setting.

If you’re longing for authentic Italian flavors, look no further than Nero Nero in Damansara Heights. This rustic Italian eatery is known for its wood-fired pizzas and fresh pasta dishes, prepared just as they would be in Italy. With a menu that changes to reflect seasonal ingredients, you’ll find everything from classic Margherita to decadent truffle pasta.

Reservation Tips: It’s wise to book in advance, as it’s a popular spot, especially for weekend dinners.
Atmosphere: Charming and intimate, with dim lighting and an open kitchen.
Getting There: Damansara Heights is easily accessible, and the restaurant offers valet parking.

3. Thai Cuisine: Erawan

Erawan Restaurant in DC Mall offers authentic Thai cuisine in a welcoming atmosphere. Enjoy a variety of dishes, including aromatic curries and fresh seafood, made with quality ingredients. Ideal for casual meals or special occasions, Erawan combines excellent service with a comfortable setting, making it a culinary gem in the city.

For a truly authentic Thai dining experience, Erawan, located in DC Mall, Damansara, is a top pick among locals and expats alike. Known for its beautifully presented dishes and carefully crafted flavors, Erawan offers traditional Thai dishes like tom yum, green curry, and mango sticky rice, all prepared with a refined touch. The chef-owner is passionate about bringing the taste of Thailand to KL, and it shows in every detail, from the ingredients to the artful presentation.

Reservation Tips: Reservations are highly recommended, especially for weekend dining, as it’s a popular spot.
Atmosphere: Elegant and intimate, with a blend of modern and traditional Thai decor.
Getting There: Situated in DC Mall, Damansara, easily accessible by car or public transport.

4. Malaysian Cuisine: Village Park Restaurant

Village Park Restaurant, a cherished spot in Petaling Jaya, is known for authentic Malaysian cuisine and a vibrant atmosphere. Famous for its signature Nasi Lemak, it features a range of traditional dishes that highlight Malaysia's rich culinary heritage. With warm decor, it offers a casual dining experience perfect for families, friends, and food lovers. Village Park promises a satisfying meal that unites people.

No list would be complete without some local flavor! Village Park in Damansara Utama is famous for its nasi lemak—a Malaysian staple that’s a must-try for every visitor. Known for its crispy fried chicken, fragrant rice, and spicy sambal, this dish has gained legendary status, and Village Park’s version is among the best in KL.

Reservation Tips: No reservations, and it can get crowded, especially during lunch hours. Be prepared for a wait, but it’s worth it!
Atmosphere: Bustling and lively, with a mix of locals and tourists.
Getting There: Located in Damansara Utama, it’s accessible by public transport and car.

5. Indian Cuisine: Anjappar Indian Chettinad Restaurant

Anjappar in Brickfields is a renowned spot for authentic South Indian cuisine, celebrated for its aromatic biryanis, spicy curries, and tasty dosas. The inviting atmosphere attracts both locals and visitors. With high-quality ingredients and traditional recipes, Anjappar ensures a memorable dining experience. Whether you prefer vegetarian options or hearty meat dishes, its diverse menu highlights the richness of South Indian culinary heritage, making it a must-visit in Kuala Lumpur.

For a taste of South India, Anjappar Indian Chettinad Restaurant in Brickfields offers traditional Chettinad cuisine with its unique spices and flavors. Known for its biryanis, dosas, and curries, Anjappar serves up hearty, spicy dishes that are sure to satisfy your cravings for Indian food.

Reservation Tips: While not always necessary, reservations are recommended for larger groups.
Atmosphere: Casual and welcoming, perfect for family meals or casual dining.
Getting There: Situated in the vibrant Brickfields neighbourhood, accessible by train or car.

6. American Cuisine: Jakes Charbroil Steaks

Experience the deliciousness at Jake's Charbroil Steaks, where each bite offers a perfect mix of flavor and tenderness. Our expertly charbroiled steaks, made from top-quality cuts, are grilled with a unique spice blend to enhance their taste. Whether you choose a ribeye or filet mignon, Jake's guarantees an unforgettable dining experience in a welcoming setting. Join us for a meal that embodies tradition and excellence, where every steak reflects our passion for food.

When a hearty American meal is in order, Jakes Charbroil Steaks in Medan Damansara is a top pick. Specializing in grilled steaks, ribs, and classic burgers, this Western-style steakhouse has a cozy, cabin-like decor that feels like stepping into a classic American diner. The steaks are the star here, but you’ll also find plenty of sides and desserts for a complete dining experience.

Reservation Tips: Reservations are recommended, especially on weekends or if you’re planning a special occasion.
Atmosphere: Casual and welcoming, with rustic decor and a Western theme.
Getting There: Located in Medan Damansara, easily accessible by car or taxi.

Whether you’re missing a taste of home or eager to explore new flavors, Kuala Lumpur has a wide range of authentic dining options to suit every palate. With these top picks, you can savor a taste of the familiar or dive into something new, all within this dynamic city.

Christopher Ellis 8/27/24 Christopher Ellis 8/27/24

Renting in Malaysia: A Complete Guide for Tenants

So, you’ve decided to rent a place in Malaysia—great choice! Whether you’re moving here for work, starting fresh, or just enjoying the tropical lifestyle, renting can be a straightforward process if you know what to expect. But, like anywhere else, there are a few things to watch out for. In this guide, we’ll break down what tenants need to pay for when renting in Malaysia, the steps involved, and some common pitfalls to avoid.

For a fun short video on the matter, view the instagram video below!

https://www.instagram.com/reel/C_HH7CFyBYi/?utm_source=ig_web_copy_link&igsh=MzRlODBiNWFlZA==

The Costs of Renting: What You Need to Know

1. Security Deposit

- Amount: Typically, the security deposit in Malaysia is two months' rent. This is to cover any potential damages to the property during your tenancy.

- Who Gets It: The landlord holds onto this deposit until the end of your lease.

- Refunds: At the end of your tenancy, if the property is in good condition (normal wear and tear expected), you should receive the full deposit back. However, if there are damages, the landlord can deduct the cost of repairs.

2. Utility Deposit

- Amount: Usually equivalent to half a month’s rent, but can be more. Landlords who have been burned before by tenants leaving the air con on 24/7 then skipping rent and disappearing leaving a massive bill, tend to have equivalent to a full months rent

- Purpose: This covers any unpaid utility bills when you move out, such as electricity, water, or gas.

- Refunds: Like the security deposit, this is refundable at the end of your tenancy, assuming all bills are settled.

3. Advance Rent/Earnest Deposit

- Amount: One month’s rent in advance.

- Purpose: This covers your first month of rent, so you’re essentially paying for the month ahead.

- Who gets it: This is sent to your Real Estate Agents Client account. Not the real estate agents personal account As they act as Stakeholders whilst the tenancy agreement is being finalised.

- When do you pay: The earnest deposit is paid alongside signing the Letter Offer to Rent which outlines the terms of what the Tenancy agreement will be. (The agent will provide this.

Security and Utility Deposits are only paid once the Tenancy Agreement is signed.

4. Tenancy Agreement Fees

- Who Pays: The cost to prepare the tenancy agreement is usually paid bt the tenant but can requested be split between the tenant and the landlord.

- What It Covers: This legal document outlines the terms and conditions of your tenancy, so it's essential to ensure everything is in order before signing.

- Stamp Duty: A government-mandated fee is also applicable, calculated as a percentage of the annual rent. This too is typically paid by the tenant but can be requested to split between tenant and landlord.

5. Agent Fees

- Who Pays: In Malaysia, the landlord usually pays the real estate agent’s commission. However, it’s good practice to confirm this upfront so there are no surprises. Some agents have started charging for searching services for the tenant. This isn’t standard and I would not continue with an agent who is charging this.

The Process: From Offer to Keys

1. Finding the Right Property

- Whether you’re browsing online listings or working with a real estate agent, finding the right property is the first step. Ensure you visit the property, check out the neighbourhood, and ask any relevant questions.

2. Making an Offer

- Once you’ve found a place you like, you’ll need to make an offer. This is usually done through your agent, who will negotiate on your behalf. If the offer is accepted, a Letter Offer will be signed by both tenant and owner and the earnest deposit (aka your first month in advance) to the Agency as a Stakeholder, then you’ll move on to the next steps.

3. Signing the Tenancy Agreement

- After agreeing on the rent, it’s time to sign the tenancy agreement. This document should be thoroughly reviewed to ensure all terms are clear, including the rental period, deposit amounts, and responsibilities of both parties.

4. Payment of Deposits and Advance Rent

- Once the agreement is signed, you’ll need to pay the security deposit and utility deposit. These payments are usually made via bank transfer directly to the owner.

5. Handover of Keys

- After all payments are made, and the tenancy agreement is signed, you’ll receive the keys to your new home! At this stage, it's crucial to do a walkthrough of the property, documenting its condition with photos or a checklist. It’s recommended to have “deep clean” and instructions to fix anything major before the handover written in the Letter offer and Tenancy Agreement. Use the handover as an opportunity to confirm these instructions have been followed.

This will help avoid disputes when it’s time to move out.

Common Pitfalls and What to Watch Out For

1. Unclear Terms in the Agreement

- Make sure every detail is clear in the tenancy agreement, from maintenance responsibilities to the conditions for breaking the lease early.

2. Security Deposit Disputes

- To avoid disputes over the security deposit, document the condition of the property when you move in. This can include taking photos or videos of the property’s current state. In anycase, your Real Estate Agent will know good lawyers to help push things along if needs be.

3. Utility Bills

- Ensure that the utility bills are transferred to your name if required, and keep track of your payments to avoid any issues when moving out.

4. Unregistered Tenancy Agreements

- It’s important to ensure the tenancy agreement is stamped and registered with the Inland Revenue Board of Malaysia. An unstamped agreement might cause issues if legal disputes arise. Your agent should be on top of this. Follow up with them.

Other things to consider

The Timeline

The whole process from giving an offer to handover of keys can take anywhere from 2 weeks to a month, depending on how quickly negotiations unfold.

You’ll also want to give yourself a few weeks to view several places. So a good time to start is about 6 weeks before your preferred move in date.

Partially Furnished?

The term partially furnished is extremely vague. Make sure you know what you need or don't need already in your new home.

Units labelled as ‘Partially Furnished’ can mean anything from ‘Just kitchen cabinets and air conditioners installed’ to ‘Bed frames, washing machine and fridge included’.

‘Landed’ and ‘Bungalow’

If you are not from Malaysia, you might not know what these terms are representing

Landed and Non-Landed

Landed is referring to any ‘House’. Bungalow, Semi-Detached, Terrace, Single Storey, 2 Storey, 3 Storey etc are all ‘Landed’ properties.

Non-Landed are referring to High-rises. Apartments, Condominiums, Serviced Residence, Branded Residence.

Bungalow

In Britain, for example, a bungalow is specifically a single storey dwelling. In Malaysia it’s a detached landed property with any number of storeys.

Flats

Again to use Britain as an example all apartments are ‘flats’. But in Malaysia a Block of Flats or “Walk-up-flats” are Apartment blocks that are only 5 levels high and do not provide elevators or lifts. These are considerably cheaper and used by locals.

Commercial Title and Residential Title.

This doesn’t really affect tenants but it will have an impact on your bills - so its worth being aware of.

Utility bills are considerably cheap if comparing to say, Europe at the moment. The land title determines the amount companies charge for electricity, water and gas. If a place is on residential land, like most landed homes, the bills are considerably cheaper compared to commercial land which can be 30%+ higher in costs. Branded Residence (Hotels with Residences attached) Serviced Residences (Likely a condo that allows AirBnB) or Condos that have shops below them are all Commercial Titles. It still won't break the bank - but the difference is noticeable if you move from one to the other

Renting in Malaysia can be a smooth process if you know what to expect and take the time to understand your responsibilities as a tenant. With these tips, you’ll be well on your way to settling into your new home with peace of mind.

Christopher Ellis 8/1/24 Christopher Ellis 8/1/24

The 5 Best Locations for Expats to Call Home in Kuala Lumpur

Just where is a good place to be an Expat and move to in Kuala Lumpur?

Moving to Kuala Lumpur can be an exhilarating experience, especially with the city’s unique blend of modern living and rich cultural heritage. But with so many neighborhoods, how do you choose the one that’s just right for you? Whether you’re here for work, retirement, or to invest in a property, the right location can make all the difference. Let’s explore five of the best areas in KL that expats love to call home!

1. Mont Kiara – The Expat Haven

Mont Kiara is often the first name that comes up when expats discuss where to live in KL. This upscale neighborhood is known for its luxurious condominiums, international schools, and vibrant community. It’s like a little slice of home away from home, with a large population of expats from around the world.

Schools like Mont'Kiara International School and Garden International School are top choices for expat families. The area also boasts plenty of shopping malls, cafes, and restaurants offering international cuisine, making it a convenient and comfortable place to live. From personal experience, Mont Kiara's community feel makes it easy to settle in—there’s always a new event or gathering to attend.

2. Bangsar – Where Lifestyle Meets Convenience

Bangsar is another hot spot for expats, especially those who enjoy a mix of lifestyle and convenience. This area is known for its trendy vibe, with plenty of bars, cafes, and restaurants to explore. If you’re looking for a place that’s both vibrant and laid-back, Bangsar might just be it.

Expat families also appreciate the proximity to international schools like The British International School of Kuala Lumpur. The area has a great mix of properties, from modern condominiums to older, more spacious homes. It’s also well-connected to the city center, making it ideal for those who work in KLCC but prefer a quieter place to call home.

3. KLCC – The Heart of the City

For those who want to be in the middle of the action, KLCC is the place to be. Living in the Kuala Lumpur City Centre means you’re surrounded by some of the city's most iconic landmarks, like the Petronas Twin Towers. It’s the ideal location for professionals working in the city’s central business district.

KLCC offers a range of high-end apartments with stunning views of the skyline. The area is home to plenty of dining, shopping, and entertainment options, making it perfect for those who thrive in an urban environment. The international community here is vibrant, with many networking events and social gatherings to help you feel at home.

4. Sri Hartamas – A Blend of Peace and Proximity

Sri Hartamas is often mentioned in the same breath as Mont Kiara due to its proximity, but it offers a slightly different vibe. This area is more low-key and residential, making it ideal for those who prefer a quieter lifestyle without being too far from the action.

The area is popular among expat families, thanks to its proximity to international schools and easy access to shopping and dining options. Sri Hartamas is also home to several parks and recreational areas, perfect for weekend strolls or family outings. From personal experience, the balance of peace and proximity here makes it a hidden gem among KL’s neighborhoods.

5. Taman Tun Dr. Ismail (TTDI) – A Taste of Suburban Life

Taman Tun Dr. Ismail, or TTDI, offers a more suburban feel while still being close to the city center. This area is known for its greenery, parks, and strong community vibe, making it a favorite among expats with families. TTDI is also home to one of KL's best public parks, Taman Rimba Kiara, perfect for morning jogs or picnics.

The area has a mix of landed properties and condominiums, catering to different lifestyles and budgets. The food scene here is diverse, with everything from local eateries to international restaurants. If you’re looking for a neighborhood with a community feel and plenty of amenities, TTDI is worth considering.