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. Seberang Perai sets a RM600,000 minimum for foreign buyers. Add a state levy, a flat 8% stamp duty, and 3–4 months for state consent.

When was Embun Hills completed?

Embun Hills is expected to complete in 2028, developed by Paramount Property. Read that as the developer's target — what binds is the vacant possession date in your SPA, 36 months from signing for a strata title under the Housing Development Act.

How big are the units at Embun Hills?

Built-ups run 2,230 to 2,509 sq ft. There are 527 units in total.

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

527

Completion

2028

From: RM 803K
PSF: RM 360
Tenure: freehold
Total units: 527
Status: selling
Completion: 2028

Price at a glance

Prices as at September 2026 — Developer prices basis. Last checked 2026-07-30. 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 a 596-unit landed township in Bukit Mertajam — one of the larger landed launches on the mainland. Bukit Mertajam has been receiving more developer attention as families are pushed from the island by pricing. Landed living in BM offers genuine space at a fraction of island prices. The Hills positioning suggests hillside terrain with possibly elevated views. 596 units is a good-scale township with economies that typically include better common infrastructure. Contact me for pricing — mainland landed at this scale usually runs from RM400K–800K depending on type.

Embun Hills price list 2026

3 of 3 unit types have a published price · entry from RM924,000 · 201 of 527 units listed · completing 2028

Type	Size (sqft)	Price from	PSF (derived)	Units	Foreign buyer
2-Sty Terrace	2,230	RM924,000	~414	95	Eligible
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 2026-07-30. Developers reprice between phases — confirm the current list before committing.

Foreign buyers must clear RM600,000 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 Mertajam5.0km
KPJ Penang Specialist Hospital6.0km

🛍 Shopping

AEON Mall Bukit Mertajam4.0km
Mydin Bukit Mertajam5.0km

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 11 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 136K – 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

Aston Minka Residences · RM 250K Garden Superlink Phase 4 · RM 846K Garden Villas · RM 1.2M Hijauan Jernih · RM 975K Iconic Harmony · RM 225K Sejahtera 113 · RM 369K Serene Villas @ Sunway Wellesley · RM 680K Sevora Residences · RM 400K +3 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 type of landed property is Embun Hills?

A 596-unit landed township in Bukit Mertajam — likely mix of terraced and semi-detached. Contact me for exact type breakdown and pricing.

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

bukit minyak

Frieden

Viva Prima Development Sdn. Bhd.

From RM 795K

bukit mertajam

Garden Villas

WingTai Malaysia

From RM 1.2M

From

RM 803K

Embun Hills

Chat with Zac now