From empty unit
to guest-ready.

Neststay works with Cove Suites, the developer’s own operator, to coordinate operating arrangements and systems. Owners join Neststay’s own programme, with its agreed furnishing, management and reporting terms.

All participating Neststay COVE units share one pool. Each day, Pool Revenue less eligible operating expenses is allocated among that day’s eligible units in proportion to their Verified Net Purchase Prices, based mainly on the Developer Package Letter. Daily allocations are added up monthly. After any applicable recovery of earlier operating shortfalls, 75% belongs to the owner and 25% to Neststay. The owner’s share then covers the reserve, owner-specific expenses, property costs paid on the owner’s behalf and authorised furnishing deductions, in that order. The balance is the payout.

OPEX covers genuine, reasonable and documented costs of running the participating units, such as guest cleaning, laundry, supplies, utilities, internet, platform and payment fees, pool operating systems, routine consumables and scheduled servicing. Neststay’s team, administration, marketing and company systems are its own costs. Owner property costs and repairs covered by the reserve are separate. No cost is charged twice.

In a month with a positive owner entitlement, we set aside the smallest of RM167, that entitlement and the amount needed to reach a RM2,000 reserve balance. Contributions stop at the cap and resume when the balance falls below it. RM2,000 is a balance cap, not a yearly fee. Eligible repair costs are shared equally among participating units, after available recoveries. The reserve is never used for operating shortfalls. A positive balance is refunded after reconciliation when you leave; a negative balance is settled in the final statement.

Payouts are normally made by the 25th of the following month, with a monthly statement showing revenue, costs, allocations, shortfalls, deductions and the reserve balance. Some allocations may be deferred if available pool funds are insufficient. Platform receipts that arrive late or remain disputed are paid after receipt and reconciliation. These amounts do not earn interest, and payment by a fixed date is not guaranteed.

You are not asked for an operating-shortfall cash top-up during the term. Shortfalls linked to your unit are carried forward and recovered once from its later allocations before the 75/25 split. At exit, any verified unrecovered shortfall is shared 75% by you and 25% by Neststay. Your share is first offset against money due to you, excluding the reserve; any remainder is payable within 30 days of the final statement. Property costs and other owner obligations remain separate.

No. Bookings, rates, operating costs, seasonality and the units participating each day affect your share. Examples explain the calculation only; they are not forecasts or guaranteed returns.

The furnishing prices are Type A RM25,800, Type B RM30,800 and Type C RM37,800, plus the separate RM899 Neststay administration fee. Curtains or blinds are included as specified in each quotation; Type C also includes supply and installation of a 1.0HP air-conditioner in the third bedroom. Sign the furnishing quotation directly with IDS Home. Its quoted stages are 10% booking, 50% at start, 30% on furniture delivery and 10% three days before handover. Confirm a current written quotation before paying. Credit-card instalments of up to 36 months are available, subject to participating bank plans, card eligibility, available credit limit and applicable charges. Confirm the plan available for your card before paying.

The RM899 administration fee is collected by IDS Home on behalf of Neststay, separately from IDS Home’s furnishing price and 10% booking payment. This fee is non-refundable under the applicable registration terms, except where required by law. IDS Home’s booking-payment cancellation and refund terms must be confirmed in its own written contract; do not assume the payment is refundable. Confirm the correct recipient and written payment instructions before paying either party.

The term is three years from the written Go-Live Date, with a further three years only by mutual written agreement. Ordinary termination notice cannot be given during the first 12 months. After that, either party may give three months’ written notice, so the earliest ordinary end date is 15 months after Go-Live. Sale, uncured material breach, Neststay ceasing business and an agreed early release follow the signed agreement’s separate provisions. Existing bookings and final settlement must also be handled under those terms.

You may use up to 30 complimentary nights in each year of the term on normal weekdays, subject to availability. Weekends, public and school holidays, peak seasons and notified special-event dates are excluded. Basic cleaning and standard laundry are covered by Neststay; extra services, special requests and abnormal cleaning are charged separately. Unused nights are not paid in cash or carried into the next year.

Yes. The owner must book personally through official channels at least 15 days ahead. Family and friends may use the nights, but they cannot be resold or rented out. Confirm availability and any extra services before booking.

Your unit sits out of the pool only on the complimentary nights used. It receives no allocation for those nights, and its purchase-price weight is excluded from that day’s eligible total. Other eligible days are unaffected. If you do not use the allowance, your unit continues to participate on eligible days.

Yes, subject to availability and booking conditions. A paid accommodation stay is treated as an ordinary booking even if complimentary nights remain. The rate and any applicable cleaning charge enter Pool Revenue, your unit remains eligible for those nights, and the stay does not use your complimentary allowance. A special owner rate may be available; confirm it before booking.

We pursue available guest, platform, warranty and insurance recoveries. Unrecovered eligible guest damage and fair wear and tear are covered through the shared upkeep reserve. Neststay bears loss caused by its own negligence, wilful misconduct or breach of its management duties. Recovery depends on evidence and the applicable terms.

The agreement covers rental operations, taking handover and following up defects, and attendance and voting on building-management matters affecting short-term rental. This authority is limited to the management matters in the agreement and does not transfer ownership.

If Neststay ceases business, becomes insolvent or is wound up, the agreement allows the owner to terminate immediately by written notice, including during the lock-in, without early termination compensation. Final accounts and handover still follow the agreement.

Operating preparations do not replace building rules or required approvals. The unit joins the pool only after renovation, furnishing and operational readiness requirements are met, the required approvals are in place and Neststay confirms the Go-Live Date in writing. Pool sharing, the management fee and reserve contributions start from that date.

Only rely on a promotion after the team confirms its eligibility and separate terms in writing. Any promotion is separate from the management agreement and furnishing quotation.

Prepare your unit type and preferred design theme. Formal onboarding requests selected Sale and Purchase Agreement pages, identity or company-registration documents, the Developer Package Letter or rebate letter, and the required payment records. Confirm the current quotation, fee terms and correct payment recipients before making a payment.