Pusing Lestari @ Pusing
A 23-acre terrace scheme in Pusing town, between Lahat and Batu Gajah: 107 single-storey and 89 double-storey terraces, all on 20′ x 70′ lots, 99-year leasehold to 21 March 2115. Not gated, no maintenance fee.
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Pusing Lestari at a glance
From the developer’s flyers (including the statutory particulars) and the site and floor plans in its sales kit. Figures the developer does not print on its advertisements are marked.
- Location
- Pusing, 31550, Kinta district, PerakBetween Lahat and Batu Gajah, ~20 km south-west of Ipoh city
- Type of building
- Single- and double-storey terrace housesLanded, not gated
- Total units
- 196107 single-storey (blocks S1–S10) + 89 double-storey (blocks D1–D8)
- Land area
- 23 acresDeveloper project notes, not in the statutory particulars
- Tenure
- Leasehold, 99 yearsExpires 21 March 2115
- Lot size
- 20′ x 70′ (1,400 sq ft) intermediateCorner lots larger
- Built-up area
- Not publishedAsk for the area schedule
- Bedrooms
- Single-storey 3 bed / 2 bath · Double-storey 4 bed / 3 bathCeiling height 10.5′
- Target completion
- January 2026 (double-storey permit)Later developer estimate: Q2 2026
- Developer
- LYS Properties Sdn Bhd202001035614 (1391935-P)
- Developer’s licence
- 20202/12-2026/1452(A)Valid 16/12/2023 – 15/12/2026
- Approving authority
- Majlis Daerah Batu Gajah (MDBG)Not Majlis Bandaraya Ipoh
What would you like to know?
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5 things that actually separate Pusing Lestari from other Kinta terrace schemes
Not a feature list. Who this suits, and who should look closer to Ipoh.
It is in Pusing, not Ipoh — know the drive
Pusing is a small town in Kinta district, roughly 20 km by road from central Ipoh and ~8 km from Batu Gajah. It suits families already working or schooling around Pusing, Lahat, Batu Gajah or Seri Iskandar. If you commute daily to Ipoh city, test the drive first.
A new single-storey terrace — now rare
107 of the 196 units are single-storey terraces with 3 bedrooms and 2 bathrooms. New single-storey stock is hard to find near Ipoh and suits retirees and anyone avoiding stairs.
Same 20′ x 70′ lot for both types, 10.5′ ceilings
Every house sits on a 20′ x 70′ lot; the single-storey house is 40′ deep with a 25′ car porch. The developer quotes a 10.5′ ceiling height. Built-up areas are not published.
No maintenance fee — because it is not gated
The developer lists the estate as not gated and guarded, with no maintenance fee or sinking fund. You pay only council assessment and quit rent, as in any open taman.
Check the permit and completion status first
The advertising permits printed on the flyers have expired (double-storey on 18/01/2026, single-storey on 15/12/2025), and the statutory target was January 2026 against a later developer estimate of Q2 2026. Ask for the renewed permit and the current CCC position before paying anything.
196 terraces on 23 acres, with a pond and open space
The site plans show the single-storey blocks S1–S10 and the double-storey blocks D1–D8, with open space, a detention pond and utility reserves.
Estate and specification
A plain terrace scheme: no clubhouse and no guardhouse. What the plans and spec sheets show:
Estate
- Open space (Kawasan Lapang)
- Detention pond (Kolam Tadahan)
- Electricity substation (PE) and utility reserve
- Government reserve (Rizab Kerajaan)
- Existing surau on the adjoining lot
Structure & finishes
- Reinforced concrete frame
- Cement sand brick (double-storey: or red brick)
- Cement roof tiles
- Aluminium casement windows; sliding aluminium, panel and PVC folding doors
- Ceramic tiles to living, dining, kitchen, bedrooms and bathrooms; cement render to porch
Double-storey points
- 3 WCs, 3 wash basins, 3 shower points
- 12 lighting points, 11 x 13A power points
- 2 fan points, 1 TV point, 1 telephone point
- Bathroom tiles to 7′, kitchen tiles to 5′
- Brick front wall with M.S. gate
Single-storey points
- 2 WCs, 2 wash basins, 2 shower points
- 10 lighting points, 8 x 13A power points
- 2 fan points, 1 TV point, 1 telephone point
- Bathroom tiles to 7′, kitchen tiles to 5′
- Brick front wall with steel grille gate; rear chain-link fence
What is on the record, and when
Both published layouts, smallest to largest
Two house types on the same 20′ x 70′ lot. The developer does not print built-up areas.
Single-storey terrace — 20′ x 70′, 3 bedrooms
A 40′-deep house behind a 25′ car porch, with a 5′ strip at the back. Living and dining run down one side; the master bedroom (with attached bathroom), bedroom 2 and bedroom 3 run down the other, with the second bathroom and kitchen at the rear. Simple, no stairs, and easy to extend at the back subject to council approval.
💬 Ask about the single-storey
Double-storey terrace — 20′ x 70′, 4 bedrooms
Ground floor: living, dining, kitchen, a utility space under the stairs, and bedroom 4 with bathroom 3 at the back — useful for a parent. First floor: master bedroom with bathroom and an open balcony at the front, bedrooms 2 and 3 sharing bathroom 2 at the rear, and a family area between them. Corner units add a side terrace and open space.
💬 Ask about the double-storeyPlans from the developer’s sales kit (first-floor plan of the double-storey available on request). Ask me for the dimensioned PDF and the built-up area.
Pusing Lestari 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 the full gallery and site progress photosWhere Pusing Lestari sits, and what is measurably near it
Pusing is a small town in Kinta district, south-west of Ipoh, on the road between Lahat and Batu Gajah. The developer’s map places the estate beside Taman Pusing Murni and Anjung Bemban Maju, near Taman Pusing Sakura, with Batu Gajah Hospital to the south-east.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Town & daily needs
- Pusing town centre — ~2 km
- Econsave and Mr.DIY, Pusing — ~2 km (on developer map)
- Batu Gajah town — ~8 km
- TF Value-Mart Batu Gajah — ~7 km
Healthcare
- Hospital Batu Gajah — ~5 km
- Hospital Raja Permaisuri Bainun, Ipoh — ~20 km
Schools and campuses
- Universiti Teknologi PETRONAS (UTP), Seri Iskandar — ~20 km via Tronoh
- Kolej Profesional MARA Seri Iskandar — on developer map
- Akademi KTM, Batu Gajah — ~8 km
Roads & Ipoh
- Lahat — ~8 km
- PLUS Simpang Pulai interchange — ~15 km
- Ipoh city centre — ~20 km
- AEON Mall Station 18 — ~17 km
Rail, air & leisure
- Batu Gajah railway station (ETS) — ~9 km
- Sultan Azlan Shah Airport — ~18 km
- Clearwater Sanctuary Golf Resort — ~6 km
The developer publishes a location sketch but no distances. All distances above are my approximate road distances (Google-Maps style) and should be checked for your own route.
Advertising and sale permit — Pusing Lestari
Malaysian law requires every housing advertisement to print these particulars. I copied them from the developer’s flyers. Both permits below have passed their validity dates; ask for the renewed permits (I will get them for you). You can also check the developer on the KPKT TEDUH portal (teduh.kpkt.gov.my).
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Double-storey terrace | 20202-1/01-2026/0069(N)(L) | 19/01/2024 – 18/01/2026 | Majlis Daerah Batu Gajah · MDBG.(JKEJ).600-1/6/30(05) | Double-storey terrace, 20′ x 70′ | 99-yr leasehold, expires 21 March 2115 | 47 (in this permit) | January 2026 |
| Single-storey terrace | 20202-1/12-2025/0863(A)-(L) (renewal of 20202-1/12-2024/0017(R)-(L)) | 16/12/2024 – 15/12/2025 | Majlis Daerah Batu Gajah | Single-storey terrace, 20′ x 70′ | 99-yr leasehold, expires 21 March 2115 | Not legible on my copy | Not legible on my copy |
Developer’s licence: 20202/12-2026/1452(A), valid 16/12/2023 – 15/12/2026. Land encumbrance: Maybank Islamic Berhad. Restriction in interest: the land may be transferred or leased only with the State Authority’s written consent. The project has 89 double-storey units in total; the permit above covers 47 of them.
Statutory selling-price band printed in the double-storey permit particulars (not a current price list or offer): min RM359,880.00 – max RM522,880.00, for 47 units. The single-storey band is not legible on my copy, so it is not quoted. Ask me for the current price list.
Foreign buyers: what Perak allows
Foreigners can buy landed property in Perak only above the state’s minimum threshold, set by state policy (generally RM1,000,000 for residential property — confirm the current figure) and with State Authority consent. Terrace houses here are below that level, so this project is realistically for Malaysian buyers.
What is not published, and therefore not on this page
- Built-up area of either type
- Renewed advertising permits (both printed ones have expired)
- Current completion / CCC status
- Single-storey statutory price band and target date (not legible on my copy)
- Exact street address and postcode confirmation
About LYS Properties Sdn Bhd
Start with the fact you can check yourself. The developer is LYS Properties Sdn. Bhd., company no. 202001035614 (1391935-P), of No. 2, Bercham Bistari 6, Medan Bercham Bistari, 31400 Ipoh, as printed on its flyers. Developer’s licence 20202/12-2026/1452(A).
The company was registered in 2020 (per its company number), so Pusing Lestari is a young developer’s scheme. I could not find an official website or another completed project under this name. That does not mean anything is wrong — but it is exactly why the renewed permit, the CCC status and the Housing Development Account details matter here.
The Chinese name on the flyers is 恒亿城. Completed show houses for both types stand on site (single-storey plots 172–173, double-storey plots 1–2).
Project website: none published. Check the developer on the KPKT TEDUH portal (teduh.kpkt.gov.my).
Frequently asked questions
Where is Pusing Lestari?
Pusing Lestari is in Pusing, a town in Kinta district, Perak, between Lahat and Batu Gajah — not in Ipoh city. It is roughly 20 km by road from central Ipoh and about 8 km from Batu Gajah town. The local council is Majlis Daerah Batu Gajah.
Is it freehold or leasehold?
It is 99-year leasehold, expiring on 21 March 2115, so about 88 years remain in 2026. Banks lend on it normally.
What house types are there?
There are 107 single-storey terraces (3 bedrooms, 2 bathrooms) and 89 double-storey terraces (4 bedrooms, 3 bathrooms), all on 20′ x 70′ lots with 10.5′ ceilings. Built-up areas are not published.
Is it completed?
Show houses for both types are completed. The statutory target for the double-storey phase was January 2026 and the developer later estimated Q2 2026; I will confirm the current CCC status for the unit you want.
Is Pusing Lestari gated and guarded? Is there a maintenance fee?
No. The developer states it is not gated and guarded and there is no maintenance fee or sinking fund. You pay assessment to Majlis Daerah Batu Gajah and quit rent to the land office.
Can foreigners or Singaporeans buy?
Realistically no. Perak only allows foreigners to buy residential property above a state minimum (generally RM1,000,000, set by state policy) with State Authority consent, and these terrace houses are below that. Confirm the current rule if your case is unusual.
Are there Bumiputera lots?
The developer’s project notes say there are no Bumiputera-quota lots in this scheme. Ask me to confirm it for the specific unit before booking.
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. LPPSA financing is accepted.
How far is it from UTP and Batu Gajah Hospital?
By my estimate, Hospital Batu Gajah is about 5 km and Universiti Teknologi PETRONAS in Seri Iskandar about 20 km by road. Check the drive at your usual hours.
How do I view the show houses?
WhatsApp me on +60 10-906 6685. Viewings are by appointment; I will send the current price list and remaining units first.
5 things worth asking for before you book
Pusing Lestari’s printed permits have expired and the completion date has moved. I will ask for all of these on your behalf:
- The renewed advertising & sale permit for your house type
- The CCC, or the latest architect’s progress certificate
- The built-up area of the exact unit
- The Housing Development Account bank and number, to pay into
- The late-delivery terms in the SPA for your unit
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 (statutory particulars), sales-kit plans and specification sheets. 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: LYS Properties (1 development on this site)
Where it is: Ipoh, Perak
The unit mix, the permitted price and how far up it is
None of this table is the developer’s account of itself. It is what the Ministry of Housing and Local Government records from the 7(f) returns: unit type, bedrooms and bathrooms, built-up area, unit count, the price range on the permit, and the certified percentage complete. A brochure price can be revised; the price on the permit was filed. A brochure need not mention progress; the percentage is certified. The status vocabulary is theirs too: Lancar (on schedule), Lewat (behind), Sakit (sick), Terbengkalai (abandoned).
20202-1 · PUSING LESTARI
Overall status: Sakit — classified as sick
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 1 storeys Sakit | 3 / 2 | 74 m² ≈ 797 sq ft | 50 | RM288,880.00 – RM400,880.00 | 45.56% |
Swipe the table sideways for the rest of the columns.
This is the document the developer had to file, and the housing department had to approve, before it was allowed to advertise at all — served from the ministry’s own host. It normally carries the location plan, the developer licence and building-plan approval references, the expected completion date, the encumbrance position, and the unit count and price floor and ceiling for each type. The brochure a salesperson hands you can be reissued. This one cannot.
Read from teduh.kpkt.gov.my on 2026-10-01, project code 20202-1. Re-read weekly.
What to do with the number. Read it against the delivery date in your own agreement, not against what a salesperson says. A project with a year left on its statutory clock and a third of the building up is telling you something the brochure will not.
How does that compare? Every development on this site, grouped by register status — cancelled, abandoned and behind schedule first.