From empty unit
to guest-ready.

Neststay has a formal partnership with Cove Suites, the developer’s own operator. We coordinate operating arrangements and systems before handover. Owners still join Neststay’s own programme, with its agreed furnishing, management and reporting terms.

Income from participating Neststay units at COVE goes into a shared rental pool. Gross rental revenue less applicable operating expenses (OPEX) gives net rental revenue. The operator receives 25% of that net amount; the remaining 75% is the owners’ distributable pool. Each day, eligible units share that day’s owners’ pool in proportion to their confirmed net purchase prices. Add your eligible daily allocations for the month, then deduct the maintenance reserve and any authorised outstanding payments to arrive at your payout. The 25% is not charged on gross revenue or deducted a second time from the owners’ pool.

OPEX means operating expenses: actual costs tied to bookings and running the participating units. These can include platform commissions, payment fees, electricity, water, internet, cleaning, laundry and linen, guest supplies, basic maintenance and management systems. Not every item applies every month; actual costs depend on bookings, the unit and the agreed scope. Neststay’s own staff salaries are paid by Neststay and are not included in OPEX.

About RM167 a month is set aside from your owner allocation within the 75% share. This is a repair reserve, not an extra management fee. It is used only for repairs; unused money stays in the reserve and is reconciled annually. If your share is insufficient in a slow month, you are not asked for an extra cash payment for the reserve. The deduction is deferred to a later month.

Monthly figures are finalised at month-end, with payment completed by the 25th of the following month. Your statement shows the pool’s total revenue, operating costs and how your share was calculated. The maintenance reserve and any authorised furnishing deductions affect the amount paid to your account.

No. Your monthly rental share can be zero, but it will not be negative. Neststay bears the operating shortfall. This does not cover your property holding costs: building maintenance charges, sinking fund contributions (the building’s reserve for major works), quit rent and assessment tax remain your responsibility. Your loan and other personal obligations also remain separate. This is not a guarantee of rental income.

No. Booking demand, room rates, operating costs, seasonality and the units participating in the pool affect your share. Examples explain the calculation only. They are not forecasts or guaranteed returns.

The furnishing agreement is signed directly with IDS Home. An instalment plan of up to 36 months may be available through credit-card instalments, not cash instalments. Approval and available tenure depend on your available card limit and the participating bank’s terms, so confirm with the team first. Updated packages, prices and payment terms are being prepared. Ask the team for the confirmed written quotation and schedule before signing or paying.

The initial term is 3 years, with a further 3-year term only if both parties agree to renew. Early termination, sale and any related charges follow the final signed agreement. Ask the team to explain the applicable clause before signing.

The COVE promotion provides up to 30 complimentary nights a year: 10 standard nights plus 20 promotional nights. The allowance renews each year during the active contract, including the further 3-year term if renewed. Free nights apply on weekdays only. Weekends, public holidays, school holidays, peak seasons and special-event dates are excluded; ask for the discounted owner rate on those dates. Reservations and availability apply. Accommodation in another owner’s unit is not promised.

Yes. The owner must personally book through our official channels at least 15 days in advance. Complimentary nights cannot be resold or rented out. Confirm the dates, available unit and any applicable cleaning arrangement with the team before booking.

The calculation is daily. For each complimentary owner-stay night, your unit receives no allocation and its net purchase price is removed from that day’s participating-unit total. The other eligible units share that day’s owners’ distributable pool in their net purchase price proportions. This does not remove your unit for the whole month. Add only the days your unit participated, then apply the agreed owner-level deductions. The method changes the allocation weights; it does not guarantee that other owners’ income stays unchanged.

Normal wear is covered through the maintenance reserve. We seek recovery for guest-caused damage from the guest, including through deposits or applicable platform protection. Recovery is subject to the evidence and relevant terms. Neststay is responsible for its own negligence, such as failing to carry out its agreed duties.

The agreed authorisation covers rental operations, taking handover and following up on defects, plus attendance and voting on Joint Management Body (JMB) matters affecting short-term rental operations. It is limited to the management matters set out in the agreement and does not transfer ownership. The scope and any meeting or voting requirements should be confirmed before signing.

If Neststay ceases operations, owners may terminate immediately without a lock-in restriction or termination penalty, as set out in the programme agreement.

Neststay is in regular discussions with building management about defect handling, guest check-in and check-out, and future operations. These preparations do not replace the current building rules or required approvals. Confirm the requirements that apply to your unit before launch.

Promotions may change or end. Ask the team whether an offer is currently available, and get its details and eligibility confirmed in writing before relying on it.

For an initial enquiry, send your unit type, size, furnishing and handover status. The formal application separately requests selected Sale and Purchase Agreement pages, identity or company registration documents, a developer rebate letter where applicable, and proof of the renovation deposit and RM899 administration fee. Confirm the package and payment instructions with the team before making a payment.