Firma Atasan Sdn. Bhd.
Juru Hills
Juru, Bukit Mertajam
From
RM 248K
RM 292+ PSF · Completion 2027
Quota-restricted affordable housing under the Penang state Rumah MutiaraKu programme (LPNPP register). Price shown is the statutory tier price, not an open-market price. Eligibility, income ceilings and a resale moratorium apply, and the units are not available to foreign buyers.
Tenure
freehold
Title
TBC
Total Units
1236
Completion
2027
- From
- RM 248K
- PSF
- RM 292
- Tenure
- freehold
- Total units
- 1236
- Status
- under construction
- Completion
- 2027
Price at a glance
Prices as at November 2026 — Developer prices basis. Last checked 2026-10-05. The project has not completed — no resale market yet.
| Unit type | Size (sqft) | Price from | PSF from |
|---|---|---|---|
| 3BR | 850 | RM250,000 | ~RM294 |
Zac’s Take
Zac Ong
Juru Hills is one of the mainland's larger affordable-housing projects: 1,236 homes of about 850 sq ft by Firma Atasan, built in two phases of 618, with prices from about RM248,000 to RM278,000 and completion expected in 2027.
It drew attention for its financing: Bank Pembangunan Malaysia backed the first phase with an ESG-linked loan, and the project piloted a 5/95 home loan scheme to help first-time buyers with a smaller deposit.
It's for eligible first-time Malaysian buyers working around Juru and Bukit Mertajam. As affordable housing, it carries conditions on who can buy and when units can be resold, so read those carefully.
Juru Hills price list 2026
1 of 1 unit types have a published price · entry from RM250,000 · completing 2027
| Type | Size (sqft) | Price from | PSF (derived) | Units |
|---|---|---|---|---|
| 3BR | 850 | RM250,000 | ~294 | — |
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 2026-10-05. Developers reprice between phases — confirm the current list before committing.
Every unit type here sits below the RM500,000 foreign-buyer minimum, so this project is open to Malaysian and PR buyers only.
Juru Hills completion date
Juru Hills is expected to complete in 2027. It is under construction now.
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
🌏 Foreign buyer info
Not available to foreign buyers — allocated under a government affordable-housing scheme requiring Malaysian citizenship.
See also: Penang foreign buyer guide →
Monthly Instalment Calculator
Monthly Instalment
RM 1,002
Total Interest
RM 197,516
Total Outlay
RM 445,516
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 ZacOther projects in juru
The only other project we track here.
- Glisten HillRM450K
Juru — area snapshot
Price range
RM 450K – RM 450K
asking prices in area
Active projects
0
selling or under construction
Subsale condos
1
completed projects
Total tracked
2
properties in this area
Other projects in Juru
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 24,800 |
| SPA stamp duty (tiered 1–4%) | RM 3,960 |
| SPA legal fee | RM 3,100 |
| MOT stamp duty (at VP) Tiered 1–4% on transfer value. Paid at Vacant Possession stage. Buyer's cost — rarely absorbed by developer. | RM 3,960 |
| Loan stamp duty (0.5%) | RM 1,116 |
| Loan agreement legal fee | RM 1,116 |
| Valuation fee | RM 1,000 |
| Search, admin, misc | RM 1,000 |
| Gross upfront total | RM 40,052 |
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 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 Juru Hills?
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Is Juru Hills freehold or leasehold?
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Can a foreigner buy at Juru Hills?
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When will Juru Hills be completed?
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How big are the homes at Juru Hills?
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What is Juru Hills?
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From
RM 248K
Juru Hills