Paramount Property
Embun Hills
Machang Bubok, Bukit Mertajam
From
RM 803K
RM 360– PSF · Completion 2028
Tenure
freehold
Title
residential
Total Units
596
Completion
2028
- From
- RM 803K
- PSF
- RM 360
- Tenure
- freehold
- Total units
- 596
- Status
- selling
- Completion
- 2028
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 unit types
| Type | Config | Size (sqft) | Units | Car parks |
|---|---|---|---|---|
| 2-Sty Terrace | 2-Sty Terrace | 2,230 | 95 | — |
| 2-Sty Cluster | 2-Sty Cluster | 2,509 | 92 | — |
| 2-Sty Semi-D | 2-Sty Semi-D | 2,509 | 14 | — |
| Total | 201 | |||
Facilities
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
Monthly Instalment
RM 3,243
Total Interest
RM 639,539
Total Outlay
RM 1,442,539
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 250K – RM 1.2M
asking prices in area
Active projects
9
selling or under construction
Subsale condos
3
completed projects
Total tracked
14
properties in this area
Total Cost Breakdown
Every cost you'll pay — stamp duty, legal fees, loan documentation, foreign levy. Real Penang numbers, not generic Malaysia estimates.
| Downpayment | RM 80,300 |
| SPA stamp duty | 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.
Net upfront (after savings)
Based on typical 2026 new launch package
Estimates based on 2026 Penang state rules. 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?
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Why buy landed in Bukit Mertajam?
+
Substitutes worth comparing
Open full comparison →Same area family, same property type, similar price band — what most buyers actually cross-shop.
From
RM 803K
Embun Hills