Professional property advice,
built for Malaysian decisions.
Ziyad brings valuation, property management, estate agency and property consultancy together in one professional platform—combining local market knowledge, regulated practice and practical execution.
Four disciplines. One advisory platform.
Property decisions rarely sit within a single discipline. Our service model allows clients to move from market intelligence to valuation, transaction and ongoing management with better continuity of information and accountability.
Valuation
Independent opinions of value for financing, transactions, reporting, statutory and strategic purposes.
Estate Agency
Professional sale, purchase, letting and leasing representation across key Malaysian property sectors.
Property Management
Governance, operations, finance and asset stewardship for strata and non-strata properties.
Research & Consultancy
Market intelligence, feasibility, highest and best use, due diligence and development advisory.
Malaysian practice. Internationally informed.
Our regulated services are undertaken within Malaysia’s statutory and professional framework. The standards and legislation applied depend on the service, asset, purpose, client requirement and regulatory context of each assignment.
Act 242
Professional framework for valuers, appraisers, estate agents and property managers in Malaysia.
MVS 2025
Malaysian Valuation Standards, Seventh Edition 2025, for regulated valuation practice.
IVS 2025
Current International Valuation Standards, where relevant to the assignment and basis of value.
MEAS 2020
Malaysian Estate Agency Standards, Third Edition, for professional estate agency practice.
MPMS 2026
Malaysian Property Management Standards, Third Edition 2026, for property management practice.
Act 757
Strata Management Act 2013 and subsidiary regulations, where a strata management mandate is involved.
Important: not every assignment is governed by every standard listed above. Where a formal opinion of value is required, the valuation scope and applicable basis are separately defined in accordance with the relevant valuation standards.
Independent value. Defensible advice.
Value is not simply a number. It is an opinion formed from evidence, market behaviour, asset characteristics, legal interests, assumptions and the purpose for which the valuation will be used.
Professional framework
Valuation practice is regulated under the Valuers, Appraisers, Estate Agents and Property Managers Act 1981 (Act 242) and the Malaysian Valuation Standards, Seventh Edition 2025. Where relevant, the current International Valuation Standards and assignment-specific requirements of regulators, financial institutions or accounting frameworks are also considered.
Financing & Security
Valuations for lending, refinancing and collateral review across residential, commercial, industrial and development property.
Financial Reporting
Fair value and related assignments where required for financial reporting, with assignment-specific consideration of MFRS requirements.
Transactions & Advisory
Acquisition, disposal, internal decision-making, portfolio review, rental and strategic asset assessments.
Land & Development
Development land, agricultural and plantation assets, compulsory acquisition support and other land-related assignments.
PMEI & Specialised Assets
Plant, machinery, equipment and infrastructure valuations for industrial, logistics, operational, financing and reporting needs.
Capital & Regulatory Purposes
Assignments requiring additional client or regulatory reporting, including capital market, insurance/takaful or rating contexts where applicable.
- Clearly defined purpose, basis of value, valuation date and scope of work.
- Inspection and investigation appropriate to the asset and assignment.
- Market-derived evidence and appropriate valuation approaches, with assumptions disclosed.
- Professional reporting structured for its intended use and stated users.
- Specialist or regulatory requirements incorporated where the assignment requires them.
Representation with market discipline.
Good agency work is more than advertising. It requires proper appointment, accurate information, market positioning, qualified prospects, controlled negotiation and professional coordination through to completion.
Professional framework
Estate agency practice is regulated under Act 242, the applicable Rules, Malaysian Estate Agency Standards and current Board circulars, guidelines and notifications. Real Estate Negotiators operate under the supervision of Registered Estate Agents. AML/CFT and client due-diligence obligations are observed where applicable to the transaction.
Complaints & professional conduct
If you have a concern regarding the conduct, representation or practice of a Ziyad Real Estate Negotiator (REN), please contact us with the REN’s name, property or transaction details, relevant dates and any supporting documents. The matter will be reviewed by the supervising Registered Estate Agent in accordance with our internal procedures and applicable professional requirements. Where appropriate, further guidance on referral to the relevant regulatory authority will be provided. Contact Us to submit a complaint or request a review.
Sale & Acquisition
Representation for owners, investors and occupiers in the sale or acquisition of residential, commercial, industrial, land and selected specialised properties.
Leasing & Letting
Landlord and tenant representation, rental positioning, marketing, viewings, negotiation and transaction coordination.
Industrial & Commercial Agency
Market-facing advice for factories, warehouses, shop offices, commercial premises and investment properties.
Residential Agency
Secondary-market and selected project-related transactions supported by local market knowledge and professional marketing.
Land & Investment Transactions
Agency for development land, agricultural assets and income-producing property, with transaction strategy tailored to the asset.
Co-Agency & Market Reach
Structured collaboration with other registered firms or authorised negotiators where this improves market coverage and execution.
- Clear scope of appointment and agreed terms of engagement.
- Market positioning based on current evidence rather than asking-price assumptions alone.
- Compliant advertising, viewings and negotiation processes.
- Transaction records and handling of client monies in accordance with applicable professional requirements.
- Coordination with clients, solicitors, financiers and other transaction parties without replacing their professional roles.
Search Ziyad property listings
Explore properties for sale, rent and selected new projects. Use the search below to narrow by city or keyword.
Protect performance. Improve the property.
Effective property management combines governance, financial discipline, maintenance, procurement, stakeholder communication and long-term asset stewardship. The objective is not only to keep a building running, but to protect service quality, cost efficiency and asset value.
Professional framework
Property management practice is regulated under Act 242 and the Malaysian Property Management Standards. For strata properties in the jurisdictions where it applies, the Strata Management Act 2013 (Act 757), the Strata Management (Maintenance and Management) Regulations 2015 and applicable COB requirements form part of the operating framework.
Strata Management
Support for JMBs, MCs and other strata bodies, including budgets, meetings, service charges, sinking funds and common-property management.
Commercial & Industrial Management
Day-to-day property operations, tenant coordination, vendor management, maintenance planning, reporting and cost control.
Financial Administration
Budget preparation, collection monitoring, payment controls, procurement support and transparent management reporting.
Facilities & Maintenance
Preventive maintenance planning, contractor coordination, asset registers, defect monitoring and lifecycle-focused upkeep.
Governance & Compliance
Meeting administration, records, by-laws, statutory coordination and support for compliance with relevant authorities and the COB where applicable.
Tenant & Occupier Services
Lease administration, handover coordination, complaints, fit-out or renovation processes and occupier service delivery.
- Annual operating and maintenance planning linked to the property’s needs.
- Clear financial reporting, budget control and collection monitoring.
- Structured procurement, contractor administration and service-level follow-up.
- Documented governance, meeting and compliance processes.
- Management reporting that helps owners or committees make decisions.
Better property decisions start with better evidence.
Our consultancy work helps clients make sense of markets, sites, projects and portfolios before capital is committed. The focus is practical: understand the evidence, identify the constraints, test the alternatives and translate findings into decisions.
Professional framework
Consultancy assignments are scoped according to the client’s decision need and the nature of the property. Planning, land, strata, transaction and valuation requirements can differ by State, local authority and asset. Where the work enters a regulated valuation, estate agency or property management function, the relevant professional framework applies.
Market & Feasibility Studies
Demand, supply, pricing, rental, absorption and competitive analysis to support development, investment and business decisions.
Highest & Best Use
Assessment of realistic and legally permissible uses, market potential, development considerations and alternative asset strategies.
Development Consultancy
Site review, product and positioning advice, indicative development economics and market-led development recommendations.
Due Diligence Support
Property-focused review of market, location, occupation, planning, title and operational information in coordination with the client’s other advisers.
Portfolio & Asset Strategy
Review of property portfolios, utilisation, leasing, disposal priorities, repositioning opportunities and performance indicators.
Rental & Market Intelligence
Benchmarking of rental, occupancy, transactions, asking trends and competitive assets for management, leasing and investment decisions.
- Assignment-specific research scope and decision questions defined upfront.
- Evidence drawn from market transactions, surveys, planning context and asset information.
- Assumptions and data limitations identified rather than hidden.
- Recommendations linked to market reality and implementation considerations.
- Where a formal opinion of value is required, a separate valuation scope is undertaken under the applicable valuation standards.
Experience across the property lifecycle.
Our disciplines are applied across a broad range of Malaysian property and asset classes. The exact approach changes with the asset, location, legal interest, market evidence and purpose of the assignment.
Residential
Landed homes, stratified residences, residential developments and portfolios.
Commercial
Offices, shop offices, retail premises, mixed-use and investment assets.
Industrial & Logistics
Factories, warehouses, industrial land, logistics facilities and operational assets.
Agriculture & Plantation
Agricultural land, estates, plantations and related biological or operating asset considerations.
Development Land
Greenfield, infill and redevelopment sites assessed within their market and planning context.
Plant, Machinery & Equipment
PMEI assignments for industrial, logistics, operational, financing and reporting needs.
Clear scope. Relevant evidence. Practical outcome.
Every assignment starts with the decision the client needs to make. From there, we define the right scope and apply the professional discipline required—without confusing a quick market indication with a formal valuation, or an agency instruction with independent advisory work.
Define the brief
Clarify the decision, service scope, intended use, asset, timing, information requirements and professional framework.
Inspect & gather evidence
Collect property, legal, operational and market information appropriate to the assignment.
Analyse & execute
Apply the relevant professional methods, market analysis and service processes.
Report & act
Deliver the opinion, advice, management action or transaction support in a form the client can use.
Tell us what decision you need to make.
We’ll help define the appropriate service, scope and next step for your property or asset.
