Ampang Cove @ Ipoh
Two landed types on one small street in Ampang, north-east Ipoh: 20′ x 70′ double-storey terraces and 35′ x 80′ double-storey semi-Ds, both 4 bedrooms / 4 bathrooms, with completion printed as June 2028.
⚡ Typical reply within 15 minutes, 9am–10pm MYT · No obligation
Ampang Cove at a glance
Everything below comes from the developer’s flyers, statutory advertisement particulars, specification sheets and plans. Where something isn’t published, I say so.
- Location
- Off Jalan Ampang Baru 6, Ampang, Ipohnear Politeknik Ungku Omar and Taman Cempaka
- Type of building
- Double-storey terrace & double-storey semi-D
- Units (current permit)
- 4931 terrace + 18 semi-D; developer sales summary shows 53 in total
- Tenure
- Leasehold 99 yearslease expires 27 June 2105 (~79 years left in 2026)
- Lot size — terrace
- 20′ x 70′ (1,400 sq ft)corner lots wider
- Lot size — semi-D
- 35′ x 80′ (2,800 sq ft)end lots wider
- Built-up
- Not publishedask me for the approved plan areas
- Bedrooms / bathrooms
- 4 / 4both types; one bedroom on the ground floor
- Expected completion
- June 2028
- Developer
- LYS Realty Sdn Bhd (1309628-W)
- Land encumbrance
- Maybank Islamic Berhadas printed in the particulars
- Approving authority
- Majlis Bandaraya Ipoh (MBI)
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Ampang Cove from the rest of Ampang
Not a feature list. These are the points I’d raise if you were sitting across the table from me — including the trade-offs.
The show units are already standing
Both show houses (terrace lots 66–67, semi-D lots 36–37) were finished and photographed on 27 July 2026. You can walk the actual room sizes, ceiling heights and tile finishes before committing — most Ipoh landed launches only offer a render at this stage.
4 bedrooms on a 20′ x 70′ terrace
The terrace fits 4 bedrooms and 4 bathrooms on a standard 1,400 sq ft lot, including a ground-floor bedroom with its own bathroom — useful for parents who shouldn’t climb stairs. It also has a separate dry and wet kitchen.
Semi-D on 2,800 sq ft of land
The semi-D sits on 35′ x 80′, double the terrace land, with the same 4+4 room count but more side space. The trade-off: the semi-D plan shows one kitchen rather than the terrace’s dry + wet pair.
Honest on tenure: about 79 years left, not 99
The particulars print a 99-year lease expiring 27 June 2105. In 2026 that is roughly 79 years remaining. That is enough for normal bank financing, but it is not a fresh 99-year title, and resale buyers will price that in.
Main site is at foundation stage
Outside the show units, the main site was at foundation works in July 2026, against a printed completion of June 2028. That’s a normal 24-month build for double-storey houses, but you are buying off-plan for most lots.
What the specification sheets actually promise
Ampang Cove is a plain landed street with no clubhouse or facilities, so this section covers the estate and the specification instead.
Estate and specification, by where they sit
From the developer’s specification sheets (terrace and semi-D share the same finishes list; lighting points differ).
Structure & finishes
- Reinforced concrete structure
- Clay / Kalsa / cement sand brick walls
- Cement roof tiles
- Plaster ceiling / skim coat
- Ceramic tiles or cement screed floors
- Aluminium-framed glass windows and sliding doors
Wet areas
- 1 kitchen sink
- 4 wash basins, 4 shower points, 4 water closets
- Kitchen and bathroom walls: ceramic tiles and cement plaster
Electrical points
- Ceiling lighting points: 24 (terrace) / 26 (semi-D)
- Wall lighting points: 1 / 2
- Fan points: 5 / 5
- 13A power points: 11 / 11
- Telephone 1, TV 1
- 3-phase wiring (per developer’s sales summary)
Estate
- Open landed street; no published guarded or gated scheme
- No maintenance fee published
- Car porch fits 2 cars (developer summary)
- Open spaces (kawasan lapang), a detention pond and a sewage-treatment reserve are shown on the master plan
What is on the record, and when
Both published layouts, smaller to larger
Two house types. The developer publishes lot sizes and room counts but not built-up areas — I’ll get the approved-plan figures for the lot you shortlist.
Double-storey terrace — 20′ x 70′ lot, 4 bedrooms
Ground floor: car porch about 22 ft deep, living, dining, dry kitchen, wet kitchen, utility, and bedroom 4 with its own bathroom. First floor: master bedroom with bathroom opening to a full-width open balcony, family area, and bedrooms 2 and 3 each with a bathroom. Corner lots in the plan set are 30′ and 40′ wide. Built-up is not published.
💬 Ask about the terrace
Double-storey semi-D — 35′ x 80′ lot, 4 bedrooms
Ground floor: car porch, living, dining, kitchen, utility, and bedroom 4 with bathroom. First floor: master bedroom with bathroom and front balcony, family area, and bedrooms 2 and 3 with their own bathrooms. The end unit in the plan set is 45′ wide. One kitchen, not the terrace’s dry + wet pair. Built-up is not published.
💬 Ask about the semi-DPlans are the developer’s sales drawings and may change with approved building plans. Room dimensions are not printed on the sales plans.
Ampang Cove in pictures
All images are the developer’s own photographs of the show units and site (July 2026). Show units may include items and finishes not in the standard specification.
💬 Ask for the full gallery and site progress photosWhere Ampang Cove sits, and what is measurably near it
Ampang is an established residential pocket in north-east Ipoh, between Tiger Lane and Tambun. The developer’s location plan puts the site off Jalan Ampang Baru 6 and Jalan Sri Cempaka, next to Taman Cempaka and a short drive from Politeknik Ungku Omar.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Roads
- Jalan Raja Musa Mahadi — ~1 km
- Jalan Sultan Azlan Shah (Tiger Lane) — ~2.5 km
- PLUS Ipoh Utara (Jelapang) interchange — ~13 km
- PLUS Ipoh Selatan interchange — ~15 km
Retail and leisure
- Ipoh Parade — ~6 km
- AEON Mall Kinta City — ~7 km
- Sunway City Ipoh / Lost World of Tambun — ~7 km
- Royal Perak Golf Club — ~3 km
Schools and campuses
- Politeknik Ungku Omar — ~1.5 km
- Geological Museum (JMG), Jalan Sultan Azlan Shah — ~2.5 km
Healthcare
- Hospital Raja Permaisuri Bainun — ~6 km
- KPJ Ipoh Specialist Hospital — ~6 km
Rail and air
- Ipoh railway station (ETS) — ~8 km
- Sultan Azlan Shah Airport — ~13 km
Landmarks on the developer’s location plan: Politeknik Ungku Omar, Taman Cempaka, Royal Perak Golf Club, the Geology Museum. All distances are my approximate road distances (Google Maps style), not developer figures; check the route from your own starting point.
Advertising and sale permit — Ampang Cove
Malaysian law requires every housing advertisement to print these particulars. This is what the developer’s terrace flyer states. My copy is a low-resolution scan, so I have not reproduced numbers I cannot read with certainty.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Ampang Cove (terrace + semi-D) | Printed (developer prefix 19964); not legible digit-for-digit in my copy | Printed; not legible with certainty in my copy | Majlis Bandaraya Ipoh / MBI OSC plan ref. printed | 2-storey terrace (31) & 2-storey semi-D (18) | Leasehold 99 years, to 27/06/2105 | 49 | June 2028 |
Developer’s licence: printed with developer number 19964 (LYS Realty Sdn Bhd, 1309628-W). Land encumbrance: Maybank Islamic Berhad. Restriction in interest: the land may only be transferred or leased with the written consent of the State Authority. The advertisement states it was approved by the Jabatan Perumahan Negara and can be checked on teduh.kpkt.gov.my.
Foreign buyers: what applies here
Foreigners can buy landed homes in Perak only above the state’s minimum price threshold (generally RM1,000,000 for residential property under Perak state policy) and with State Authority consent. Confirm the current figure with me or your lawyer before booking; for a 20′ x 70′ terrace this threshold is usually the deciding factor.
What is not published, and therefore not on this page
- Built-up area for either type
- Total land area of the scheme
- Which lots are Bumiputera quota
- Legible permit number and validity dates (my scan) — ask me for the clean copy or check TEDUH
- Why the permit covers 49 units while the developer’s summary lists 53
About LYS Realty Sdn Bhd
Start with the fact you can check yourself. The developer printed on the flyers is LYS Realty Sdn Bhd (company no. 1309628-W, Chinese name 鼎盛實業有限公司), office at No. 2, Bercham Bistari 6, Medan Bercham Bistari, 31400 Ipoh. The developer number 19964 on the particulars can be searched on KPKT’s TEDUH portal.
The master plan carries the brand line “by LEX”. I could not find a published track record for LYS Realty in public sources, so treat this as a smaller local developer and judge it on what you can see: the show units are built, and the permit is KPKT-approved.
For a smaller developer my advice is simple: visit the show units, check the SPA is the standard Schedule G (landed) form under the Housing Development Act, and follow the progress-billing stages against actual site work.
Developer office: No. 2, Bercham Bistari 6, Medan Bercham Bistari, 31400 Ipoh, Perak. No official project website found.
Frequently asked questions
Is Ampang Cove freehold or leasehold?
Ampang Cove is leasehold: a 99-year lease that expires on 27 June 2105, so about 79 years remain in 2026. The land also carries a restriction that transfers need State Authority consent.
What house types and sizes are available?
Two types: a double-storey terrace on a 20′ x 70′ lot (1,400 sq ft) and a double-storey semi-D on a 35′ x 80′ lot (2,800 sq ft), both with 4 bedrooms and 4 bathrooms. Built-up area is not published.
How many units are there?
The current advertising permit covers 49 units: 31 terraces and 18 semi-Ds. The developer’s own sales summary lists 33 terraces and 20 semi-Ds (53); I’ll confirm which lots fall under which permit.
When will Ampang Cove be completed?
The advertisement particulars print an expected completion of June 2028. In July 2026 the show units were finished and the main site was at foundation stage.
Can a Singaporean or other foreigner buy here?
Only if the unit meets Perak’s minimum price threshold for foreigners (generally RM1,000,000 for residential property) and State consent is obtained. Many units in a scheme of this size may fall below that line, so ask me to check a specific lot before you plan around it.
Is there a maintenance fee?
No maintenance fee is published. Ampang Cove is an open landed street, not a gated-and-guarded strata scheme, so you pay only the usual quit rent and MBI assessment.
Where exactly is it?
It is off Jalan Ampang Baru 6 and Jalan Sri Cempaka in Ampang, north-east Ipoh, next to Taman Cempaka and about 1.5 km by road from Politeknik Ungku Omar.
Does each house have a ground-floor bedroom?
Yes. Both the terrace and the semi-D have bedroom 4 on the ground floor with its own attached bathroom.
How much can I borrow?
Malaysian banks generally lend up to 90% of the purchase price for your first two residential properties and 70% from the third, subject to your income and credit record. The lease remaining (about 79 years) is within normal bank limits.
Is the scheme under Bumiputera quota?
Bumiputera lot allocation is not published in the material I have. I’ll confirm the status of any lot you shortlist.
How do I view the show units?
Viewing is by appointment only. WhatsApp me the day and time you prefer and I’ll book the show-unit visit and send you the location pin.
6 things worth asking for before you book
These are the documents and answers I would want in hand before paying a booking fee. I will ask for all of them on your behalf. (1) The clean statutory particulars with the full permit number and validity. (2) Approved built-up area for your exact lot. (3) Whether your lot is Bumiputera quota. (4) Which permit (49-unit or later) covers your lot. (5) The latest site-progress photos against the June 2028 completion. (6) Current price list and availability for your preferred type.
No obligation, and no mailing list.
Louis Koh
11 years in Malaysian property · Johor Bahru, Kuala Lumpur & Ipoh new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors and owner-occupiers. I’ll tell you when a project isn’t right for you — that’s usually worth more than the brochure.
Published 2026-09-30 · Last verified 2026-09-30 against the developer’s flyers, specification sheets, floor plans and master plan, and site photos dated 27 July 2026. Unit availability, pricing and completion dates are set by the developer and subject to change. This page is marketing information, not an offer or a contract.
Ask a specific question
If you would rather not use WhatsApp, use this. I answer them myself. Only your name and one contact method are required.