EXSIM Investment Projects Managed by Mana Mana Hospitality
Property investment is not limited to purchasing a unit and finding a conventional long-term tenant.
Selected EXSIM developments are offered with hospitality management by Mana Mana Hospitality, allowing owners to appoint an operator to market the unit, manage reservations, host guests, coordinate housekeeping and collect rental revenue.
The projects cover several different markets across Malaysia, including Kuala Lumpur city centre, Johor Bahru, Kuantan, Kuala Terengganu and Kubang Kerian.
However, not every Mana Mana-managed project is the same. They differ in location, unit layout, target guests, entry cost and management structure.
This comparison will help investors understand the differences before deciding which project may suit their investment objective.
What Is Mana Mana Hospitality?
Mana Mana Hospitality is a Malaysian hospitality brand associated with EXSIM. The properties remain individual real estate developments, while Mana Mana performs the hospitality and operational management role for participating owners.
Its services may include:
- Property and rental-market analysis
- Professional photography and online listings
- Reservation and booking management
- Guest check-in and customer service
- Housekeeping and laundry coordination
- Maintenance and inspection arrangements
- Rental collection
- Rate adjustment according to market conditions
- Owner reporting and relationship management
The operator’s materials describe Mana Mana as providing room operations, building management, guest services and other hospitality-related services.
How Does the Mana Mana Investment Model Work?
The basic arrangement can be summarised as follows:
Investor purchases a unit → Unit is prepared for hospitality use → Mana Mana markets and manages the unit → Guests make reservations → Operating expenses and management fees are accounted for → Owner receives the applicable rental proceeds
Under a revenue-sharing arrangement shown in the management materials, the revenue may be divided between the owner and operator. The examples generally allocate 80% to the owner and 20% as the operator’s management portion, before applicable owner expenses such as utilities, cleaning, laundry, internet and wear and tear.
The exact arrangement depends on:
- The project
- Selected unit type
- Date of purchase or signing
- Furnishing condition
- Selected management package
- Latest terms in the signed management agreement
Mana Mana Hospitality Investment Projects Comparison
| Project | Location | Layouts | Concept |
|---|---|---|---|
| Phoeniz Suites | KL City Centre | 484, 657 and 678 sq ft | KL city-centre hospitality and dual-key investment |
| Keeperz Suites | Gelugor Penang | 484 and 581 sq ft | Compact studio and dual-key managed investment |
| Axis at Causewayz Square | JBCC, Johor Bahru | 366 and 592 sq ft | Cross-border and Johor Bahru city investment |
| Sea Crestz | Kuantan Waterfront Resort City | 506, 850 and 1,012 sq ft | Waterfront, resort and family-stay market |
| Qubaz Suites | Kuala Terengganu | 388, 506 and 753 sq ft | Regional tourism and business-stay market |
| Erinaz Suites | Kubang Kerian | Multiple unit types; Type C shown at 893 sq ft | Medical, education and regional accommodation demand |
Management options may include revenue sharing, minimum rental return or guaranteed rental return, depending on the project, unit and latest package. Terms must be confirmed before purchase.
1. Phoeniz Suites at KL City Centre
Phoeniz Suites is positioned as a managed investment property within Kuala Lumpur city centre.
The hospitality materials show three main unit concepts:
- Type A: 484 sq ft with one bedroom, two bathrooms and study
- Type B1: 657 sq ft dual-key
- Type B2: 678 sq ft dual-key
The dual-key layouts allow the unit to be separated into two accommodation spaces. This could offer greater flexibility when serving couples, solo travellers, business guests or small groups.
The management material includes both minimum-return or revenue-sharing arrangements and a separate guaranteed-return option for selected qualifying units. Availability is limited and subject to the latest approved package.
Main Strengths
- KL city-centre location
- Compact layouts suitable for hospitality use
- Dual-key options
- Potential tourism and business-traveller demand
- Professional management available
Points to Consider
- Higher city-centre entry cost
- Competition from hotels and serviced apartments
- Actual revenue after the management period depends on market performance
- Operating costs must be included when calculating net returns
Suitable For
Phoeniz Suites may suit investors who prefer a Kuala Lumpur city-centre asset and are comfortable with a higher entry price in exchange for access to a larger tourism and business-travel market.
2. Keeperz Suites
Keeperz Suites offers two compact investment-oriented layouts:
- Type A: 484 sq ft studio
- Type B: 581 sq ft dual-key
The studio provides a simpler entry option, while the dual-key unit can potentially accommodate more than one guest profile or reservation configuration.
The management material presents the units as fully furnished under the applicable package, together with hospitality setup, online channel management, housekeeping and owner reporting.
Different minimum-return arrangements are shown for different units and signing periods. This demonstrates why buyers should confirm the exact package applicable to the selected unit rather than relying on a general project advertisement.
Main Strengths
- Compact and manageable unit sizes
- Choice between studio and dual-key
- Fully furnished concept under the applicable package
- Professional hospitality operation
- Suitable for investors seeking hands-off management
Points to Consider
- Package terms vary between units
- Promotion periods may expire
- Future performance depends on room rates and occupancy
- Owners should check the cost of replacing furniture and equipment over time
Suitable For
Keeperz Suites may suit buyers who want a relatively straightforward hospitality investment with compact layouts and an operator managing the daily rental process.
3. Axis at Causewayz Square, JBCC
Axis is part of Causewayz Square at JBCC in Johor Bahru.
Its location gives it a different investment angle from the Kuala Lumpur and East Coast projects. The potential market may include local business travellers, domestic tourists and visitors travelling between Johor Bahru and Singapore.
Two unit types are shown:
- Type A: 366 sq ft studio
- Type B: 592 sq ft dual-key
The management material includes minimum-return, guaranteed-return and revenue-sharing structures for eligible units. Some arrangements also involve furnishing upgrades and hospitality setup packages.
Main Strengths
- JBCC investment location
- Cross-border travel potential
- Small studio entry option
- Dual-key layout available
- Hospitality management structure
Points to Consider
- Johor Bahru has substantial upcoming accommodation supply
- Investment performance may depend on cross-border visitor numbers
- Furnishing obligations and termination conditions must be understood
- The operator’s return package does not remove financing or ownership costs
Suitable For
Axis may suit investors who believe in the continued development of JBCC and demand generated by business activity, domestic travel and Singapore-related movement.
4. Sea Crestz at Kuantan Waterfront Resort City
Sea Crestz is located within Kuantan Waterfront Resort City and is positioned differently from a conventional city-centre serviced apartment.
It offers larger layouts than several other projects in this comparison:
- Type A: 506 sq ft, 1+1 bedrooms and one bathroom
- Type B: 850 sq ft, three bedrooms and two bathrooms
- Type C: 1,012 sq ft, three bedrooms and three bathrooms with a dual-key concept
The wider layout selection may appeal to couples, families and larger travel groups.
The management materials show several package structures depending on the unit type. These include minimum-return, guaranteed-return and revenue-sharing arrangements for specified periods.
Main Strengths
- Waterfront resort concept
- Larger layouts
- Family and group-stay potential
- Dual-key option
- Multiple management-package structures
Points to Consider
- Leisure demand may be seasonal
- Larger units may involve higher furnishing and maintenance costs
- Kuantan has a smaller visitor market than Kuala Lumpur
- Investors should assess weekday demand, not only weekends and holidays
Suitable For
Sea Crestz may suit investors seeking exposure to a waterfront and leisure market rather than depending entirely on city-centre business demand.
5. Qubaz Suites, Kuala Terengganu
Qubaz Suites is located in Kuala Terengganu and provides three layout sizes:
- Type A: 388 sq ft
- Type B: 506 sq ft
- Type C: 753 sq ft
The management materials present the units as fully furnished with hospitality setup and a service-and-management period.
The operator’s responsibilities may include listing and promotion, reservation management, guest hosting, housekeeping, maintenance coordination, rental collection and owner reporting.
The Qubaz material also presents a wider Mana Mana membership concept, including owner privileges such as stays or discounts, subject to the applicable terms.
Main Strengths
- Smaller regional entry option
- Three unit sizes
- Fully furnished hospitality concept
- Tourism, government and local business demand
- Professional management available
Points to Consider
- Regional demand is smaller than Kuala Lumpur
- Occupancy may fluctuate according to local events and holiday periods
- Investors should assess airline connectivity and visitor patterns
- Future resale demand may differ from larger cities
Suitable For
Qubaz Suites may suit investors who prefer a regional hospitality market and potentially lower entry cost compared with major city-centre projects.
6. Erinaz Suites, Kubang Kerian
Erinaz Suites is located in Kubang Kerian.
Unlike projects that depend mainly on tourism, Kubang Kerian may potentially attract visitors connected to healthcare, education, family visits, business and local events.
The management materials present multiple fully furnished unit types. Type C is shown at 893 sq ft, providing a larger accommodation option than the compact studio projects.
The available management concepts in the material include guaranteed-return, minimum-return and subsequent revenue-sharing periods, depending on the selected arrangement.
Main Strengths
- Different demand profile from tourism-only projects
- Potential medical and education-related stays
- Fully furnished units
- Larger layout options
- Professional hospitality management
Points to Consider
- Regional rental demand may be concentrated around specific institutions
- Investors should assess the location’s actual nightly-rate potential
- Resale demand may be more locally driven
- Larger units carry higher furnishing and upkeep costs
Suitable For
Erinaz Suites may suit investors who prefer a regional property supported by healthcare, education and longer-stay demand rather than relying only on holiday travellers.
Understanding the Different Management Structures
Revenue Sharing
Under a revenue-sharing model, the operator manages the accommodation and receives an agreed percentage of the revenue.
In the examples provided, the owner receives the larger revenue portion, but operating expenses may still be deducted from the owner’s share.
Actual owner income therefore depends on:
- Occupancy
- Average room rate
- Seasonal demand
- Utilities
- Cleaning and laundry
- Maintenance
- Replacement of furniture and equipment
- Other applicable charges
Minimum Rental Return
A minimum rental return, or MRR, normally provides an agreed minimum amount during the stated period.
Some Mana Mana materials present an arrangement where the owner receives either the minimum return or the applicable revenue-sharing amount, whichever is higher.
The exact calculation method and conditions must be stated in the signed management agreement.
Guaranteed Rental Return
A guaranteed rental return, or GRR, provides a predetermined return for a stated period, subject to the agreement’s conditions.
Investors should check:
- Who is responsible for paying the GRR
- The company named in the agreement
- Whether it is calculated from SPA price or net price
- How long the GRR lasts
- Whether free-stay privileges are excluded
- What happens after the GRR period
- Termination and default clauses
What Happens After the Initial Package?
Several management materials show an initial MRR or GRR period followed by revenue sharing.
Once the fixed or minimum-return period ends, the unit’s performance may depend more directly on actual hospitality revenue.
Investors should therefore evaluate the property based on its underlying location and demand rather than purchasing solely because of the initial package.
What Services Are Normally Included?
Depending on the project and agreement, Mana Mana Hospitality may provide:
- Market and competitor analysis
- Professional photography
- Listings on online travel platforms
- Social-media marketing
- Booking-engine setup
- Front-office and guest services
- Reservation management
- Housekeeping coordination
- Maintenance and inspection
- Rental collection
- Rate adjustment
- Owner statements and reporting
- Customer support
These services are intended to reduce the daily responsibilities normally involved in managing short-stay accommodation.
However, owners remain responsible for understanding the financial and contractual obligations attached to the property.
Advantages of a Managed Hospitality Investment
Hands-Off Management
The operator handles guest enquiries, reservations, housekeeping and day-to-day operations.
Professional Marketing
Units can be marketed through multiple booking platforms instead of depending on one individual agent or tenant.
Flexible Guest Market
Depending on the location, the unit may serve tourists, business travellers, medical visitors, families or cross-border guests.
Potential Owner Privileges
Some management packages include a limited number of owner-stay nights or discounts within the operator’s network.
Monthly Reporting
An owner portal or reporting system may provide information on revenue, expenses and payouts.
Risks and Concerns Investors Should Understand
Returns May Not Continue Forever
A fixed or minimum-return package usually lasts only for a stated period. It should not be treated as a permanent return.
Projections Are Not Actual Results
Projected occupancy, room rates and ROI are based on assumptions. Actual results may be higher or lower.
Operating Expenses Reduce Net Income
Gross revenue is not the same as owner profit. Utilities, cleaning, laundry, maintenance and replacement costs must be considered.
Hospitality Demand Can Be Seasonal
Room rates and occupancy can change according to holidays, events, competition and economic conditions.
Furnishing Requires Future Replacement
Beds, appliances, linen, furniture and decorative items may need replacement after several years.
Early Termination May Involve Costs
Some packages include termination conditions, outstanding furnishing costs or penalties. These must be reviewed before signing.
Loan Instalments Continue During Weak Months
Owners remain responsible for the mortgage even when occupancy or room rates are below forecast.
Which Mana Mana Investment Project May Suit You?
For KL City-Centre Exposure
Consider Phoeniz Suites if you prefer access to Kuala Lumpur tourism and business-travel demand.
For Johor and Cross-Border Potential
Consider Axis at Causewayz Square if your investment view is focused on JBCC and Singapore-related movement.
For Waterfront and Resort Demand
Consider Sea Crestz if you prefer a leisure, family and waterfront accommodation market.
For a Regional Tourism Market
Consider Qubaz Suites if you are looking at Kuala Terengganu and a smaller regional entry point.
For Medical and Education-Related Demand
Consider Erinaz Suites if you prefer the Kubang Kerian market and its different visitor profile.
For Compact Studio or Dual-Key Investment
Consider Keeperz Suites if your priority is a smaller managed unit with studio and dual-key choices.
Questions to Ask Before Buying
Before selecting any managed investment property, ask for confirmation of:
- Latest available unit and purchase price
- Whether the unit is bare, partially furnished or fully furnished
- Total furnishing and hospitality setup cost
- Management and signing fees
- MRR, GRR or revenue-sharing duration
- Calculation based on SPA price or net price
- Expenses deducted from the owner’s portion
- Owner-stay entitlement and restrictions
- Early termination conditions
- What happens after the initial management period
- Latest estimated maintenance fee
- Expected completion and operation date
- Whether short-stay operation is permitted under the building rules
- Financing instalment without relying on projected rental income
Final Review
Mana Mana Hospitality offers investors a more hands-off way to participate in selected EXSIM property projects across Malaysia.
The main advantage is operational convenience. Instead of managing reservations, guests, housekeeping and pricing personally, owners can appoint an experienced hospitality operator.
However, the operator should not be the only reason for purchasing.
A sound investment decision should still be based on:
- Location
- Purchase price
- Layout efficiency
- Target guest market
- Future accommodation supply
- Financing commitment
- Operating costs
- Contract terms
- Performance after the initial return package ends
There is no single project that is best for every investor.
Phoeniz offers KL city-centre exposure, Axis focuses on JBCC, Sea Crestz targets waterfront leisure demand, Qubaz serves Kuala Terengganu, Erinaz offers a Kubang Kerian demand profile, while Keeperz provides compact studio and dual-key options.
The right choice depends on your budget, preferred market and tolerance for hospitality-related investment risks.
Not Sure Which Mana Mana Investment Project Suits You?
Each project comes with a different location, unit layout, entry price and management arrangement.
Share with us:
- Your investment budget
- Preferred location
- Loan margin
- Preferred unit type
- Expected holding period
- Whether you prefer city, cross-border, waterfront or regional demand
We can help you compare the latest available units, current prices and applicable management packages before arranging a project presentation.
Contact Eric Lau
REN 76299
WhatsApp: +6012-696 3011
Frequently Asked Questions
Is Mana Mana Hospitality the developer of these projects?
Mana Mana Hospitality is the hospitality and accommodation operator for participating units. The properties are separate developments associated with EXSIM, while Mana Mana manages services such as marketing, reservations, guest operations and housekeeping.
What is the difference between EXSIM and Mana Mana Hospitality?
EXSIM is associated with the property development, while Mana Mana Hospitality manages the hospitality operation for participating owners. Buyers purchase the property and may enter into a separate service-and-management agreement with the operator.
What does the 80/20 revenue-sharing arrangement mean?
In the examples shown in the management materials, 80% of the revenue is allocated to the owner and 20% to the operator. Applicable operating expenses may still be deducted from the owner’s portion.
Are the projected rental returns guaranteed?
Financial projections are not guaranteed results. Only a return specifically stated and legally provided under the signed GRR agreement should be treated as contractually guaranteed, subject to its terms and conditions.
What is an MRR?
MRR means minimum rental return. It provides a stated minimum during the applicable period. Some arrangements allow the owner to receive the higher amount between the MRR and the actual revenue-sharing return.
What is a GRR?
GRR means guaranteed rental return. It normally provides a predetermined return for a specified period under the management agreement. Buyers should confirm who provides the guarantee and what conditions apply.
Are all the units fully furnished?
The furnishing condition differs by project and unit. Some are offered as fully furnished, while other units may require a furnishing upgrade or hospitality setup package.
Can owners stay in their own units?
Some management packages include owner-stay nights or privileges. GRR units may have different restrictions. The entitlement must be checked against the selected project and signed agreement.
Who handles guest reservations and housekeeping?
Mana Mana Hospitality may handle online listings, reservations, guest services, housekeeping coordination, maintenance arrangements and rental collection under the applicable management package.
Does the owner still need to pay maintenance fees?
Yes. Property ownership costs may continue to apply, including maintenance fees, sinking fund, assessment, quit rent, insurance and other charges. Investors should confirm which expenses are included or excluded from the management arrangement.
What happens after the MRR or GRR period ends?
Some packages move into a revenue-sharing model after the initial MRR or GRR period. Owner income will then depend more directly on actual occupancy, room rates and operating expenses.
Which project has the lowest investment entry?
Prices and availability change regularly. Qubaz, Axis and other regional projects may provide smaller unit options, but buyers should compare the latest net purchase price, financing and setup costs rather than looking only at the advertised starting price.
Which project is best for investment?
There is no single best project. Phoeniz may appeal to KL investors, Axis to Johor buyers, Sea Crestz to waterfront investors, Qubaz to regional-market investors, Erinaz to those targeting Kubang Kerian demand and Keeperz to buyers preferring compact managed layouts.
Can the management agreement be terminated early?
Termination may be possible, but penalties, outstanding furnishing costs or other obligations may apply. Buyers should review the termination clause before signing.
Should I buy based only on the rental-return package?
No. The initial package is temporary. Investors should also evaluate the property’s location, market demand, purchase price, financing cost, future supply and potential performance after the package ends.
Disclaimer
This article is provided for general information and project comparison only. It does not constitute financial, legal or investment advice.
Project information, pricing, unit availability, furnishing packages, management fees, owner privileges, rental-return arrangements and revenue-sharing terms are subject to change without prior notice.
Projected occupancy, rental income, room rates, ROI and financial returns are estimates only and should not be treated as guaranteed results unless expressly stated in the signed agreement.
Buyers should obtain the latest official sales information and carefully review the Sale and Purchase Agreement, loan documents, service-and-management agreement, furnishing package, operating expenses and termination conditions before making a purchase decision.
The package terms vary considerably between Phoeniz, Keeperz, Axis, Sea Crestz, Qubaz and Erinaz, including unit eligibility, management periods and owner privileges.