Skip to content
Beyond Constructions.
A cleared residential plot in Bukit Jelutong at golden hour, pegged and ready for setting out
The finished house on the same plot, seen from the same position

A house is a promise
with a date on it.

Beyond Constructions designs and builds landed homes in the Klang Valley. One contract, one party accountable, one handover date.

Talk about your plot
See three we finished

Week 0 of 62

Setting out

The surveyor pegs the building lines. Nothing is poured until the corners agree with the title.

Week 0The programmeWeek 62
What we do
Design and build, one contract
Where
Landed homes, Klang Valley
Licence
CIDB Grade G6
Since 2011
63 houses handed over
WhatsApp the office

Most houses go wrong in the gap between the drawing and the site.

The usual arrangement puts an architect on one side and a contractor on the other, and the owner in the middle holding both phone numbers. When the beam does not suit the plan, that argument becomes yours.

Design and build is one contract. We draw it, we price it, we submit it, we build it, and if the drawing was wrong then it was wrong on our side of the table. That is the entire product. Everything below is just evidence that we can do it.

A column reinforcement cage tied and boxed in formwork on a Beyond Constructions site
W14A column cage, tied and boxed, the week before the pour
The same site later: the concrete frame standing, with a telehandler feeding the deck
W16The frame it became

Whether the cage was done properly decides the next fifty years, and you get about nine days to look at it. We photograph every one before the pour, and the photographs go in your handover file.

How much house fits on your land?

Every council makes you leave a gap between the house and the edge of the land, so the house is always smaller than the plot. Pick a lot size and see roughly how much house is left once the gap is taken out.

Lot size, in feet

Bukit Jelutong, Denai Alam, Kota Kemuning

On a 60 x 100 ft lot, once the gap the council asks for is taken out, there is room for a two-storey house of about 4,400 sq ft: four bedrooms and a study, a porch with two cars side by side, and a garden about 14 ft deep along the back.

Your land
6,000 sq ft
Where the council lets you build
2,800 sq ft
Ground floor of the house
2,184 sq ft
Whole house, over two floors
4,368 sq ft

These use the usual Malaysian minimums: 20 ft back from the road, 10 ft from each side and 10 ft at the back. Your council may ask for more, and a corner lot almost always does. We check the land title and the local rules before anyone draws a plan.

Kayu House in Bukit Jelutong, a house Beyond Constructions built on a 60 x 100 lot

Kayu House, Bukit Jelutong

Built on a 60 x 100 lot

4,380 sq ft over two floors, finished in 20 months. A screened courtyard in the middle of the plan, so the deep rooms still get morning light.

Twenty one months, and the first seven have nothing to photograph.

Design and council approval take a third of the programme and produce no visible progress whatsoever. Every owner underestimates this part, so here it is at the same scale as the rest of the job, with what each stretch actually looks like on the plot.

  1. The plot as Beyond Constructions finds it: cleared, pegged and waiting, at golden hour

    Drawings and approvals

    Months 0 to 7

    We study the land, draw three options and develop one, then wait on the council, TNB and Air Selangor. Nothing to photograph, and a third of the whole job.

  2. The foundation stage on the plot: ground beam formwork, reinforcement and the freshly poured slab

    Foundations

    Months 7 to 10

    Setting out, footings, ground beams and the slab. The part nobody ever sees again.

  3. The frame topped out on the plot, with a concrete pump over the roof slab and scaffold around the structure

    The frame

    Months 10 to 15

    Columns, beams and the upper floor, then the roof slab. The house stands at its full size for the first time.

  4. Brick infill going up under netting, with a wheel loader on the plot

    Walls, roof and services

    Months 15 to 19

    Brick walls, the roof covering, windows, wiring and plumbing. It starts to look like a house from the road.

  5. The house half rendered and half painted, with painters on the remaining scaffold

    Finishes

    Months 19 to 21

    Plaster, render and paint, floors, kitchen and bathrooms. Half the site looks finished and half looks like nothing, then it all does.

  6. The finished house on the plot at dusk, lawn and driveway laid and the interior lights on

    Keys

    Month 21

    Defects closed, lawn down, lights on, and the as-built drawings in a box you actually keep.

Month 0 is the day the brief is signed. Month 21 is keys. A full design and build in the Klang Valley usually runs 22 to 30 months; ours has run 21 at the median since 2011, and the record section below says how often it did not.

What it costs, before you ask us.

Beyond Constructions builds between RM420 and RM580 per sq ft of built-up area. The bottom of that band is a straightforward rectangular house on flat ground with sensible finishes. The top is a difficult site, a complicated section, or stone where tile would have done. The whole market for a new landed house in the Klang Valley runs RM380 to RM700 this year; we sit in the middle of it, not at either end.

RM420toRM580per sq ft of built-up area

What that comes to for a whole house

3,000 sq ftRM1.26 to 1.74 millionThree bedrooms on a 50 x 90 lot
4,000 sq ftRM1.68 to 2.32 millionFour bedrooms and a study on a 60 x 100 lot
5,000 sq ftRM2.10 to 2.90 millionFive bedrooms on a corner or premium lot

Built-up area, both floors. The land, furniture and anything in the list on the right are on top of these.

In the number

  • Architectural and structural design
  • Council and utility submissions
  • Substructure, frame and roof
  • Walls, plaster, screed and tiling
  • Electrical and plumbing, first and second fix
  • Doors, windows, sanitary ware, ironmongery

Not in the number

  • The land itself
  • Loose furniture and appliances
  • Landscaping beyond the turf and driveway
  • Swimming pool and its plant room
  • Piling, where the soil report calls for it

Three we finished.

Three of sixty three. Lot, built-up and programme are the contract figures, not rounded.

Kayu House in Bukit Jelutong, completed by Beyond Constructions

01Kayu House

Bukit Jelutong

A screened courtyard in the middle of the plan, so the deep rooms still get morning light.

Lot
60 x 100
Built-up
4,380 sq ft
Programme
20 months
Lereng House in Bukit Antarabangsa, completed by Beyond Constructions

02Lereng House

Bukit Antarabangsa

Four metres of fall across the plot. Split levels instead of a retaining wall the client would have hated looking at.

Lot
Irregular, 7,100 sq ft
Built-up
5,240 sq ft
Programme
24 months
Tepi House in Denai Alam, completed by Beyond Constructions

03Tepi House

Denai Alam

A corner lot, so the long elevation faces the road. Timber screening does the privacy without a boundary wall.

Lot
50 x 90
Built-up
3,160 sq ft
Programme
19 months
The double-height living space of a completed Beyond Constructions house, open to the garden

Fifteen years, and we still miss a date now and then.

63
houses handed over since 2011
58 of 63
on or before the contract date
21 months
median, brief to keys
15 years
same two directors, same trade base

Registered with CIDB at Grade G6, which permits contracts up to RM10 million. The five houses that ran late ran late by an average of six weeks, and four of those were waiting on the same substation.

Three questions, then a real conversation.

Answer these and it opens WhatsApp with the answers already written out, so the first message is useful instead of hello.

Nothing is booked here. This writes the message and hands it to WhatsApp, and you still press send yourself. Your answers are only used to reply to this enquiry.

The office

Unit 3-2, Jalan Jelutong U8/78
Bukit Jelutong, Shah Alam
40150 Selangor

Hours

Monday to Friday, 9am to 6pm. Saturday site visits by appointment.

+60 3-7832 4410
build@beyondconstructions.my