Embun Hills — landed, Machang Bubok, Bukit Mertajam

Selling NowfreeholdresidentialEst. 2028

Paramount Property

Embun Hills

Name: Embun Hills
Brand: Paramount Property
Availability: InStock

Machang Bubok, Bukit Mertajam

From

RM 803K

RM 360+ PSF · Completion 2028

Get Brochure + Price List

Price list Floor plans Site visit

Tenure

freehold

Title

residential

Total Units

566

Completion

2028

From: RM 803K
PSF: RM 360
Tenure: freehold
Total units: 566
Status: selling
Completion: 2028

Price at a glance

Prices as at November 2026 — Developer prices basis. Last checked 2026-10-10. The project has not completed — no resale market yet.

Unit type	Size (sqft)	Price from	PSF from
2-Sty Terrace	2,230	RM924,000	~RM414
2-Sty Cluster	2,509	RM1.101M	~RM439
2-Sty Semi-D	2,509	RM1.19M	~RM474

Zac’s Take

Zac Ong

Embun Hills is Paramount Property's freehold township on about 28 hectares along Jalan Kulim in Bukit Mertajam: 566 homes and 30 shop offices, built in phases, with the current phase due around August 2028 and the whole township around 2029.

The homes are two-storey terraces from about RM803,000, cluster semi-Ds from about RM924,000 to RM1.15M, and semi-Ds from about RM1.1M to RM1.2M.

It suits families who want a larger new landed home near Bukit Mertajam's schools and shops, at a fraction of island prices. Foreign buyers need RM1M for landed homes on the mainland, so only the semi-Ds and the dearer cluster homes qualify.

Embun Hills price list 2026

3 of 3 unit types have a published price · entry from RM924,000 · 201 of 566 units listed · completing 2028

Type	Size (sqft)	Price from	PSF (derived)	Units	Foreign buyer
2-Sty Terrace	2,230	RM924,000	~414	95	Below RM1M
2-Sty Cluster	2,509	RM1.101M	~439	92	Eligible
2-Sty Semi-D	2,509	RM1.19M	~474	14	Eligible

PSF is derived, not quoted — each row divides that type's price by its own square footage. Developers do not always state whether a published size is built-up or nett, and the two can differ by 20%. Ask for both in writing before you sign.

Developer price — the project has not completed, so there is no resale market to compare against, last checked 2026-10-10. Developers reprice between phases — confirm the current list before committing.

Foreign buyers must clear RM1M per unit (Seberang Perai mainland floor), then pay a state levy and a flat 8% stamp duty on top. See the true cost of buying as a foreigner.

Embun Hills completion date

Embun Hills is expected to complete in 2028.

Read that as the developer's target, not a guarantee. What matters contractually is the vacant possession date in your SPA — 36 months from the sale and purchase agreement for a strata title under the Housing Development Act, with liquidated damages payable if the developer misses it. A launch year quoted in marketing and the VP date you can enforce are different things, so check the SPA schedule before you plan a move-in or a tenancy.

Facilities

Swimming PoolGymnasiumClubhouseKindergartenJogging TrackParkland

What's nearby

🏥 Healthcare

Hospital Bukit Mertajam
KPJ Penang Specialist Hospital

🛍 Shopping

AEON Mall Bukit Mertajam
Mydin Bukit Mertajam

Monthly Instalment Calculator

Property Price (RM)Down Payment (%)Loan Tenure (years)Interest Rate (%)

Monthly Instalment

RM 3,243

Total Interest

RM 639,539

Total Outlay

RM 1,442,539

Estimates only — not an offer, quotation, or representation of the developer's actual pricing or package. Actual instalments depend on the bank's approved rate, tenure and margin of financing.

📲 Discuss financing options with Zac

Other projects in bukit mertajam

All 12 others we track here, cheapest first — 8 of them still selling.

Bukit Mertajam — area snapshot

Full area guide →

Bukit Mertajam is the mainland's commercial and residential hub on the Penang Mainland, serving as a transit node between Butterworth and the northern/southern corridors.

Price range

RM 225K – RM 1.2M

asking prices in area

Active projects

selling or under construction

Subsale condos

completed projects

Total tracked

properties in this area

Other projects in Bukit Mertajam

Sunway Wellesley · RM 520K Aston Minka Residences · RM 298K Garden Superlink Phase 4 · RM 818K Garden Villas · RM 1.2M Hijauan Jernih · RM 975K Iconic Harmony · RM 225K Sejahtera 113 · RM 369K Serene Villas @ Sunway Wellesley · RM 680K +4 more →

Total Cost Breakdown

Every cost you'll pay — stamp duty, legal fees, loan documentation, foreign levy. Real Penang numbers, not generic Malaysia estimates.

Purchase price (RM)

Downpayment (%)

First-time buyerForeign buyer

Downpayment	RM 80,300
SPA stamp duty (tiered 1–4%)	RM 18,090
SPA legal fee	RM 9,280
MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer.	RM 18,090
Loan stamp duty (0.5%)	RM 3,614
Loan agreement legal fee	RM 3,614
Valuation fee	RM 2,000
Search, admin, misc	RM 1,000
Gross upfront total	RM 135,987

New launch — typical developer savings

Toggle what the developer is absorbing. Confirm the actual package before signing.

SPA legal fee absorbed

Panel lawyer provided by developer

− RM 9,280

Loan stamp duty absorbed

0.5% on loan amount

− RM 3,614

Loan legal fee absorbed

Loan documentation fees

− RM 3,614

MOT stamp duty absorbed

Rare — confirm with developer

—

Cash rebate3% = RM 24,090

0%5%10%

Total developer savings− RM 40,597

Net upfront (after savings)

Based on typical 2026 new launch package

RM 95,390

Estimates only, based on 2026 Penang state rules — not an offer, quotation, or representation of the developer's actual package. Actual costs vary by bank, lawyer, and case complexity. Confirm exact figures with Zac →

Frequently asked questions

What is the price of Embun Hills?

Embun Hills runs RM803,000 to RM1,200,000. That is the developer's price. The project has not completed, so there is no resale market to compare against yet. That works out to about RM360 per square foot. Checked 2026-10-10.

Is Embun Hills freehold or leasehold?

Embun Hills is freehold, on a residential title. Those are two separate facts and only the first usually appears in marketing.

Can a foreigner buy at Embun Hills?

Yes, on the larger units. Seberang Perai sets a RM1,000,000 minimum for foreign buyers of landed property, which the entry price does not clear. MM2H participants have a lower minimum of RM500,000 (residential, up to two homes), which opens the cheaper units too. Add the state levy, a flat 8% stamp duty, and 3–4 months for state consent.

When will Embun Hills be completed?

Embun Hills is expected to be completed in 2028, by Paramount Property. That's the developer's target. The date that counts is the handover date in your sale agreement, which under Malaysian housing law is usually 24 months from signing.

How big are the homes at Embun Hills?

Homes range from about 2,230 to 2,509 sq ft. There are 566 homes in total.

What type of landed property is Embun Hills?

Paramount's freehold landed township on Jalan Kulim in Bukit Mertajam, with 566 homes: terraces from about RM803,000 and semi-detached homes up to about RM1.2M. Ask for the breakdown of the phase on sale.

Why buy landed in Bukit Mertajam?

Mainland Penang landed offers 3–5x more space per ringgit vs Penang Island. BM has good schools, food, and commercial amenities. Commute to island via Penang Bridge or ferry.

Substitutes worth comparing

Open full comparison →

Same area family, same property type, similar price band — what most buyers actually cross-shop.

bukit mertajam

Serene Villas @ Sunway Wellesley

Sunway Bintang Sdn. Bhd.

From RM 680K

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Frieden

Viva Prima Development Sdn. Bhd.

From RM 795K

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Garden Villas

DNP Land Sdn. Bhd.

From RM 1.2M

From

RM 803K

Embun Hills

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