Terms & Conditions

In these Terms and Conditions, the following terms carry the meanings set out below:

• "Bayu", "we", "us", "our" — refers to Bayu, a residential advisory practice registered and operating in Kuala Lumpur, Malaysia.
• "Service" — refers to all residential advisory, property search, lease coordination, and concierge services offered by Bayu, as described on our website.
• "User", "you", "your" — refers to any person who accesses our website or engages our services.
• "Agreement" — refers to these Terms and Conditions together with any service engagement letter or written confirmation exchanged between Bayu and the User.
• "Content" — refers to all text, images, descriptions, and materials published on our website.
• "Website" — refers to the Bayu website accessible at bayuaa.sbs.

By accessing our website or submitting an enquiry, you confirm that you have read, understood, and agree to be bound by these Terms and Conditions. If you do not agree to any part of these terms, please do not use our website or engage our services.

Our services are intended for individuals who are at least 18 years of age and have the legal capacity to enter into a binding agreement. By engaging Bayu, you confirm that you meet these requirements.

Bayu provides residential advisory services to individuals and families seeking apartment and residence arrangements within Kuala Lumpur's established neighbourhoods. Our three principal service offerings are:

• Tailored Apartment Search & Selection — a curated search and shortlisting service across KLCC, Mont Kiara, Bukit Tunku, and Damansara Heights.
• Long-Term Residence Placement & Lease Coordination — full coordination of lease negotiation, documentation review, and ongoing tenancy support.
• Premier Residence & Concierge Coordination — a comprehensive arrangement for clients seeking the upper segment of the Kuala Lumpur residential market, with continuing concierge support.

Services are available to clients based in Malaysia and to international clients relocating to or temporarily residing in Malaysia. Geographic restrictions may apply in certain circumstances; our advisors will confirm availability upon enquiry.

When using our website or engaging our services, you agree to:

• Provide accurate, complete, and current information when completing an enquiry form or communicating with our advisors
• Use our website and services only for lawful purposes and in a manner consistent with applicable Malaysian laws
• Refrain from reproducing, distributing, or commercially exploiting any content from our website without prior written consent
• Treat our advisors and any third parties introduced through our service with courtesy and professionalism
• Not use our website in any manner that could damage, disrupt, or impair its functionality or security

All content on this website — including text, descriptions, photographs, design elements, and the Bayu name and identity — is the property of Bayu or its licensors and is protected under applicable intellectual property laws.

You are granted a limited, personal, non-transferable licence to view and use the website for the purpose of evaluating and enquiring about our services. This licence does not extend to copying, adapting, republishing, or commercially using any content without our written permission.

Nothing in these terms transfers any intellectual property rights to you.

Service fees are quoted in Malaysian Ringgit (RM) and are confirmed in writing prior to commencement of any engagement. The applicable fees for our services are:

Payment terms, accepted methods, and deposit requirements will be specified in the service engagement letter issued before work commences. Invoices are issued in Malaysian Ringgit. Refunds, where applicable, are considered on a case-by-case basis and will be discussed directly with the client concerned.

The following specific terms apply to all service engagements with Bayu:

• The scope of each engagement will be confirmed in writing before any advisory work begins.
• Timelines provided are indicative. The duration of an apartment search may vary depending on market availability, the client's schedule, and the complexity of requirements.
• Bayu acts as an independent advisor, not as a property agent, broker, or legal representative. Clients retain full responsibility for any decision to sign a tenancy agreement or make a financial commitment.
• Where Bayu reviews a tenancy agreement on a client's behalf, this constitutes a practical explanation service and does not constitute legal advice. Clients are encouraged to seek independent legal counsel for any material contract.
• Concierge coordination under the Premier Residence service is provided on a reasonable-endeavours basis and does not constitute a binding commitment to fulfil every request.

The information on this website is provided for general informational purposes. While we take care to keep it accurate and current, we make no representations about its completeness or suitability for any particular purpose.

Bayu does not provide legal, financial, or immigration advice. Any information shared during our advisory process is intended to assist your decision-making and should not be relied upon as a substitute for professional legal or financial counsel.

We cannot predict property availability, rental pricing movements, or the outcome of any tenancy negotiation, and we do not make representations about expected results.

To the fullest extent permitted by Malaysian law, Bayu's total liability arising from or in connection with any service engagement shall not exceed the fees paid by the client for that specific engagement.

We shall not be liable for any indirect, incidental, or consequential loss, including loss of rental opportunity, loss of business, or loss of anticipated savings, howsoever arising.

Nothing in these terms excludes liability for fraud, wilful misconduct, or any other liability that cannot lawfully be excluded under Malaysian law.

You agree to indemnify and hold Bayu, its advisors, and associated parties harmless from any claim, loss, or expense (including reasonable legal costs) arising from your breach of these terms, your misuse of our website, or any false or misleading information you provide to us during an engagement.

Either party may withdraw from a service engagement by providing written notice. The terms of any refund or outstanding payment in such circumstances will be set out in the service engagement letter.

Bayu reserves the right to decline or discontinue an engagement at any time if a client provides materially inaccurate information, acts in a manner inconsistent with these terms, or creates a situation that would make continuation of the service inappropriate.

Provisions of these terms that are by their nature intended to survive termination — including disclaimers, limitation of liability, and intellectual property rights — will continue to apply after any engagement concludes.

These Terms and Conditions are governed by and construed in accordance with the laws of Malaysia. Any dispute arising from the use of our website or the provision of our services shall be subject to the non-exclusive jurisdiction of the courts of Malaysia.

Before initiating any formal proceedings, we encourage all parties to attempt resolution through direct communication. Any client with a concern is welcome to contact us at [email protected] and we will endeavour to reach a fair resolution promptly.

• Entire Agreement. These terms, together with any written service engagement letter, constitute the entire agreement between Bayu and the User and supersede any prior discussions or representations.
• Severability. If any provision of these terms is found to be unenforceable, the remaining provisions will continue in full force and effect.
• Waiver. A failure by either party to enforce any provision of these terms shall not constitute a waiver of that provision or any other.
• Assignment. You may not assign your rights or obligations under these terms without our prior written consent. Bayu may assign or transfer its obligations where necessary for the delivery of services.

We may revise these Terms and Conditions from time to time. When material changes are made, the "Last updated" date at the top of this page will be revised accordingly. We encourage you to review this page periodically.

Continued use of our website or services following any revision constitutes your acceptance of the updated terms.

For legal enquiries or questions regarding these terms, please contact: