Banyan Kayangan @ Lahat
44 double-storey terrace houses on 20′ x 70′ lots in Waterfront City, Lahat: 1,400 sq ft built-up, 4 bedrooms and 3 bathrooms, with a bedroom and bathroom on the ground floor. Built by Excellent Realty, the Waterfront City developer.
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Banyan Kayangan at a glance
From the developer’s building specification, floor plans, sales registration form and project notes (August 2024), checked against the developer’s website and PropertyGuru. Gaps are marked.
- Location
- Lahat Mines Resort (Block C), Waterfront City, Lahat, IpohMukim Hulu Kinta, Daerah Kinta
- Type of building
- Double-storey terrace house
- Total units
- 442 blocks
- Tenure
- LeaseholdPropertyGuru lists 99 years; expiry date not published
- Lot size
- 20′ x 70′End plots 597, 614, 615 and 640 have extra side land
- Built-up area
- 1,400 sq ftHouse 20′ x 35′ on each floor
- Bedrooms
- 4 bedrooms / 3 bathroomsBedroom 4 and a bathroom on the ground floor
- Car porch
- 2 carsPer developer’s notes
- Completion
- 2026 targetDeveloper’s website now lists it as completed
- Security
- Not gated or guardedPer developer’s notes
- Developer
- Excellent Realty Sdn Bhd706647-X, Bandar Lahat Mines
- Approving authority
- Majlis Bandaraya Ipoh (MBI)Expected; permit particulars not in my material
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Banyan Kayangan from the rest of Lahat
Not a feature list. What a 44-unit terrace scheme inside an established township gives you, and what to check.
70′ deep lots, not the usual 65′
Most new double-storey terraces around Lahat and Ipoh South are on 20′ x 65′. These lots are 20′ x 70′ — about 100 sq ft more land each — with the house set back behind a full-width car porch for 2 cars.
A real ground-floor bedroom
Every plan puts bedroom 4 and a full bathroom on the ground floor, behind the dining area. Upstairs: master bedroom with bathroom and balcony, two bedrooms and a second bathroom. 3 bathrooms in total.
Inside a township that already exists
Banyan Kayangan sits on the “Lahat Mines Resort – Block C” land of Waterfront City, a township the developer has been building in Lahat for more than a decade. Next door is the same developer’s Vista Ixora, about 0.8 km away.
Show houses before sale
Two show units (plots 595 and 596) were finished before the January 2024 launch; the site photo is dated 30 December 2023. Piling for the rest was scheduled for mid-August 2024 against a 2026 target.
What is missing: the permit block
My material has no copy of the statutory advertising particulars — no permit number, lease expiry or completion date in the legal format. I will get them for you before you sign; see the list further down.
44 terraces, specified item by item
The developer published a specification schedule for “44 units double-storey terrace, Block C”. These are the items I would compare against other terraces.
Estate and specification
No clubhouse or guardhouse in this scheme; township facilities are Waterfront City’s. What is published:
Estate
- 2 blocks, 44 plots
- End plots 597, 614, 615, 640 with side land
- Not gated or guarded
- Brick front and side walls; mild-steel swing gate
Structure & finishes
- Clay or Kalsa brick walls
- Lightweight steel or timber roof truss, cement roof tiles
- Plasterglass ceiling with skim coat
- Ceramic floor tiles in living, bedrooms, kitchen and bathrooms
- Ceramic wall tiles in bathrooms and kitchen
- Aluminium windows and sliding doors with green-tinted glass
Sanitary
- Sitting WCs 3
- Wash basins 3
- Shower heads 3, bib taps 3
- Kitchen sink 1
- Poly water tank
Electrical
- Ceiling lights 18, wall lights 2
- Ceiling-fan points 5
- 13A sockets 11
- 15A air-cond points 2
- Water-heater point 1
- TM fibre point, TV point, auto-gate point
- Single-phase supply, 2 distribution boards
What is on the record, and when
Both published layouts, smallest to largest
One house design, 20′ x 35′ per floor, drawn as an intermediate plan (two mirrored sets) and as end-plot plans with side land.
Intermediate — 20′ x 70′, 1,400 sq ft, 4 bedrooms
Ground floor: living at the front, staircase along the party wall, dining and open kitchen at the back, bedroom 4 and bathroom 1 at the rear. First floor (see second drawing): master bedroom at the front with its own bathroom and a balcony over the porch, bedrooms 2 and 3 at the back sharing bathroom 2. Standard plans cover plots such as 598–638 and 599–639 in mirrored pairs.
💬 Ask about intermediate units
End plot — 20′ house with side land and terrace, 4 bedrooms
Same 20′-wide house, with the kitchen moved to the side and a terrace opening from the dining area onto the side land. The plots are irregular (plot 597 is splayed at the front), so land area varies — the drawings say land size should be read from the title. Ask me for the title area of the end plot you are considering.
💬 Ask about end plotsDrawings are the developer’s, marked “subject to changes as directed by the relevant authorities or developer’s architect”. Built-up 1,400 sq ft is the developer’s figure.
Banyan Kayangan in pictures
All images are the developer’s own artist’s impressions / photographs. Artist’s impressions are not a representation of the finished building.
💬 Ask for current photos of the finished housesWhere Banyan Kayangan sits, and what is measurably near it
Banyan Kayangan is on the Lahat Mines Resort (Block C) land of Waterfront City, off Jalan Lahat on the south-west side of Ipoh, between Lahat town and Station 18. The developer’s map pin is at 4.5359° N, 101.0496° E. The developer has not published a distance list for this project, so the figures below are mine unless marked.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Next door
- Vista Ixora (same developer) — ~0.8 km
- Vista Tropika (same developer) — beside Vista Ixora
- Lahat town — ~2 km
Retail
- AEON Mall Ipoh Station 18 and Lotus’s Station 18 — ~3–5 km (check route)
- Menglembu town — ~5 km
Schools
- SMK Lahat — ~1 km
- SJK (C) Lahat — ~2 km
Highways
- Ipoh–Lumut road (Jalan Lahat) — ~2 km
- North–South Expressway (PLUS) — ~3–5 km
City, air & healthcare
- Ipoh city centre — ~11 km
- Ipoh railway station (ETS) — ~11 km
- Sultan Azlan Shah Airport — ~9 km
- Hospital Raja Permaisuri Bainun — ~12 km
All figures are my approximate road distances from the developer’s map pin (“~”), not the developer’s. The developer’s brochure for Vista Ixora next door quotes 1.5 km to AEON and Lotus’s Station 18; measure your own route on Waze before relying on either number.
Advertising and sale permit — Banyan Kayangan
Malaysian law requires every housing advertisement to print the developer’s licence, advertising & sale permit, tenure, encumbrance and expected completion. None of the documents I hold for Banyan Kayangan carries that block, so I show what is and is not confirmed instead of guessing.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Block C (2 blocks) | Not published in the material I have | Not published in the material I have | Majlis Bandaraya Ipoh (expected); plan ref. not published | Double-storey terrace, 20′ x 70′ | Leasehold (expiry not published) | 44 | 2026 (developer’s notes); now listed as completed |
Developer: Excellent Realty Sdn Bhd (706647-X), No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh, Perak. Land described as “Lahat Mines Resort – Block C”, Mukim Hulu Kinta, Daerah Kinta. Search the developer on KPKT’s TEDUH portal (teduh.kpkt.gov.my) for the permit record.
Foreign buyers: what Perak allows
Foreigners, including Singaporeans, can buy residential property in Perak only above the state’s minimum threshold, set by state policy (generally RM1,000,000 — confirm the current figure before you commit), and with State Authority consent. Ask me whether any unit here qualifies; for a terrace house in Lahat it usually will not.
What is not published, and therefore not on this page
- Developer’s licence and advertising & sale permit numbers
- Lease term and expiry date as printed on the title
- Land encumbrance
- Certificate of completion and compliance (CCC) date
- Total land area and the land area of each end plot
- Whether any lots are reserved for Bumiputera buyers
About Excellent Realty Sdn Bhd and Waterfront City
Start with the fact you can check yourself. The developer and vendor is Excellent Realty Sdn. Bhd., company no. 706647-X, of No. 8, Lahat Mines 2, Bandar Lahat Mines, 31500 Lahat, Ipoh — as printed on its sales registration form and on its website, waterfrontcity.com.my.
Excellent Realty is the developer of Waterfront City in Lahat, which Ipoh Echo described in 2019 as a 303-hectare lakeside township; its sister company Sunrise Palace Sdn Bhd built Clearwater Bay Resort there. The developer’s website lists Vista Ixora, Banyan Kayangan, Water Villa 28, The Lakeside Residence, Sunrise Boulevard and Vista Tropika as completed, and The Galleria, Starhill, Rendezvous and Mont Crest as current.
What that means for a buyer: a private, unlisted developer with a long record in one township. That makes the neighbouring completed schemes the best evidence — walk Vista Ixora and Vista Tropika next door and look at how they have held up.
Project website: https://www.waterfrontcity.com.my/projects/banyan-kayangan/
Frequently asked questions
Is Banyan Kayangan freehold or leasehold?
It is leasehold. The developer’s notes say leasehold and PropertyGuru lists a 99-year lease; the expiry date is not in my material, so I will get it from the title before you commit.
How big are the houses?
Each house has a built-up area of 1,400 sq ft on a 20′ x 70′ lot, with 4 bedrooms and 3 bathrooms. The house is 20′ x 35′ on each floor; end plots 597, 614, 615 and 640 have extra side land.
Is Banyan Kayangan completed?
The developer’s own website lists Banyan Kayangan under completed projects. Its August 2024 notes gave a 2026 target, with piling from mid-August 2024; ask me for the CCC date before you rely on it.
Where exactly is it?
It is in Waterfront City, Lahat, on the south-west side of Ipoh, on land described as “Lahat Mines Resort – Block C”. The same developer’s Vista Ixora is about 0.8 km away.
Is it gated and guarded? Is there a maintenance fee?
No. The developer’s notes say it is not gated and guarded, so there is no guarding charge; you pay the usual MBI assessment and quit rent.
How many car parks does each house have?
The porch is drawn for 2 cars, per the developer’s notes and plans.
Can foreigners or Singaporeans buy?
Usually not. Perak generally requires foreigners to buy residential property above RM1,000,000 (state policy — confirm the current figure) and to get State Authority consent; a terrace house here is unlikely to qualify.
How much can I borrow?
For your first and second residential property, Malaysian banks generally lend up to 90% of the price, subject to income and credit record. The developer works with several panel banks; I will introduce you.
Is there a show house?
Yes. Two show units (plots 595 and 596) were completed before the 2024 launch; viewings are by appointment.
How do I get the price list?
WhatsApp me on +60 10-906 6685. I will send the current price list, the units still open and the plan for the plot you are looking at.
5 things worth asking for before you book
Because the permit block is missing from my material, these are the documents I will get on your behalf first:
- The advertising & sale permit and developer’s licence numbers
- The title for your plot: lease expiry, encumbrance and restriction in interest
- The CCC and the date vacant possession was or will be given
- Land area from the title, especially for end plots
- Whether your plot is a Bumiputera-reserved lot
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 building specification, floor plans for standard and end plots, sales registration form (developer particulars), project notes (August 2024), waterfrontcity.com.my and PropertyGuru. 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.
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Developer: Excellent Realty (Waterfront City) (8 developments on this site)
Where it is: Ipoh, Perak