Rimbayu @ Tanjung Rambutan
Every one of the 62 homes is single-storey: semi-D cluster houses on 35′ x 75′ lots with a 3-car porch, and terraces on 20′ x 70′. All have 4 bedrooms. Expected completion March 2028.
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Rimbayu Tanjung Rambutan at a glance
Figures come from the statutory particulars on the developer’s flyer, its site plan and floor plans, and neutral facts from the developer’s project notes. Gaps are marked.
- Location
- Tanjung Rambutan, north-east IpohNear SJK(C) Changkat Kinding; beside LBS Bina’s Kinding Flora (developer note)
- Type of building
- Single-storey landedSemi-D cluster, semi-D and terrace
- Total units
- 62Phase 1: 22 · Phase 2: 18 · Phase 3: 22
- Land area
- 6.3 acres5 blocks
- Tenure
- Leasehold, 99 yearsExpires 1 November 2121
- Title
- Individual titleLand encumbrance: none
- Lot size
- Semi-D cluster & semi-D 35′ x 75′ · Terrace 20′ x 70′Cluster has a 12′ side lane; corner lots larger
- Built-up area
- Not in the developer material I haveEdgeProp lists 1,377–1,378 sq ft for Phase 1 — confirm
- Bedrooms
- 4 bed / 2 bath in every typeDry and wet kitchen
- Expected completion
- March 2028Statutory particulars
- Developer
- VIP Waves Sdn Bhd202101000918 (1401216-A)
- Approving authority
- Majlis Bandaraya Ipoh (MBI)Developer’s licence 31057/6-2030/0113(A)
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Rimbayu from the rest of Tanjung Rambutan
Not a feature list. What the plans and permits show, including what to check.
Semi-D land, single-storey living
The cluster houses sit on 35′ x 75′ lots — semi-D width — but everything is on one floor: 4 bedrooms, 2 bathrooms, living, dining and a dry-and-wet kitchen. The plan shows a 12′ side lane and a porch drawn for 3 cars. Trade-off: 2 bathrooms for 4 bedrooms is tight for a big family.
A small scheme in an established pocket
Only 62 homes on 6.3 acres, near SJK(C) Changkat Kinding and beside LBS Bina’s Kinding Flora (developer note). Tanjung Rambutan town is a short drive south. Trade-off: this is north-east Ipoh — about 15 km to the city centre by my estimate.
Three permits, all current
Each phase has its own advertising & sale permit, valid to September 2027 (Phases 1 and 3) and January 2028 (Phase 2), under a developer’s licence valid to June 2030. The particulars list no land encumbrance. Expected completion is March 2028 for all three.
A finished show house on site
A furnished single-storey semi-D cluster show house is open daily 10am–6pm. In July 2026 the developer reported Phase 1 at column-and-beam stage, Phase 2 at footings and Phase 3 at piling and foundations. A terrace show house is planned on site.
24-hour security, then resident-run
The flyer lists 24-hour security and the developer lists no maintenance fee. According to the developer’s notes, residents are expected to form a committee and run security themselves after the first year from CCC — budget for that.
62 single-storey homes, specified on the flyer
The developer printed a specification for the semi-D cluster house. These are the items I would compare against other single-storey projects.
Estate, security and specification
No clubhouse or pool. What is published:
Estate & security
- 24-hour security
- No maintenance fee listed
- Residents’ committee takes over security after the first year from CCC
- Landscaped open space along the southern edge (site plan)
- Porch: 3 cars (cluster), 2 cars (terrace)
Structure & finishes
- Reinforced concrete structure
- Clay brick / calcium silicate / sand brick walls
- Cement roof tiles and RC flat roof
- Ceramic tiles to living, dining, bedrooms, kitchen and bathrooms
- Wall tiles 5′ high in kitchen, 7′ in bathrooms
- Aluminium sliding main door; aluminium-framed glass windows
Sanitary
- WCs: 2
- Wash basins: 2
- Shower points: 2
- Water taps: 2
- Stainless-steel kitchen sink: 1
- Water tank: 1
Electrical
- Lighting points: 19
- Power points: 12
- Fan points: 6
- Air-cond points: 2
- Water-heater point: 1
- TV, telephone and doorbell points: 1 each
- Auto-gate power point (wiring only)
- Single-phase supply
What is on the record, and when
All 3 published layouts, smallest to largest
Three single-storey designs, all 4 bedrooms and 2 bathrooms. The developer publishes lot sizes and dimensioned plans but, in the material I have, no built-up area.
Single-storey terrace (Phase 3) — 20′ x 70′, 4 bedrooms
A 20′ porch for two cars, then living room and bedroom 1 at the front, bedroom 2 and two bathrooms in the middle, and dining, kitchen and bedrooms 3 and 4 at the back. The house is about 49′ deep on the plan. End lots get a wider side garden (up to about 20′11″ on the drawing).
💬 Ask about the terrace
Single-storey semi-D cluster — 35′ x 75′, 4 bedrooms
Each house is 23′ wide and 50′ deep on the plan, behind a 25′ porch drawn for three cars, with a 12′ side lane on a standard lot. Living room and bedroom 1 at the front; bedrooms 2 and 3 and two bathrooms in the middle; dining and kitchen with bedroom 4 at the back. This is the type in the show house.
💬 Ask about the semi-D cluster
Single-storey semi-D — 35′ x 75′ (larger corner lots), 4 bedrooms
Four semi-Ds (plots 37–40) sit at the eastern corners of the site, where the land is irregular and much larger than the house. The plot plan shows a 25′-wide house with a side terrace, the same 4-bedroom, 2-bathroom layout and a very large side garden. Land area differs by plot — ask for the title area of the one you like.
💬 Ask about the semi-D lotsDrawings are the developer’s; they note that land sizes should be taken from the land title and drawings may change as directed by the authorities. Ask me for the plot-specific plan.
Rimbayu Tanjung Rambutan in pictures
All images are the developer’s own artist’s impressions / photographs. Artist’s impressions are not a representation of the finished building. The show house is decorated; furniture and fittings shown are not part of the standard specification.
💬 Ask for the full gallery and site progress photosWhere Rimbayu sits, and what is measurably near it
Rimbayu is in Tanjung Rambutan, north-east of Ipoh, on the road between Chemor and Tanjung Rambutan town, near SJK(C) Changkat Kinding. Klebang is to the west and Tambun to the south. The developer published one distance (Sunway Lost World of Tambun, 8 km); the rest are my estimates.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Daily needs
- SJK(C) Changkat Kinding — ~1 km
- Tanjung Rambutan town (Mr.DIY, BSN, mosque) — ~3 km
- 99 Speedmart and Mr.DIY towards Chemor — ~3 km (developer map)
Schools and campuses
- SMK Tanjung Rambutan — ~3 km
- IPG Kampus Ipoh (teacher-training institute) — ~6 km
- SM Tahfiz Darul Ridzuan Tambun — developer map
Leisure & retail
- Sunway Lost World of Tambun — 8 km (developer figure)
- AEON Mall Kinta City — ~13 km
- Ipoh city centre — ~15 km
Healthcare
- Sunway Medical Centre Ipoh — ~9 km
- Hospital Raja Permaisuri Bainun — ~14 km
Highways, rail & air
- PLUS Chemor interchange — ~10 km
- Ipoh railway station (ETS) — ~16 km
- Sultan Azlan Shah Airport — ~20 km
The 8 km figure is the developer’s. Places marked “developer map” appear on the developer’s location map without a distance. Figures marked “~” are my approximate road distances, Google-Maps style.
Advertising and sale permits — Rimbayu Tanjung Rambutan
Malaysian law requires every housing advertisement to print these particulars. Copied from the developer’s flyer; the flyer states the ad was approved by the Jabatan Perumahan Negara, and you can 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 |
|---|---|---|---|---|---|---|---|
| Phase 1 | 31057-2/09-2027/0743(N)-(L) | 09/09/2025 – 08/09/2027 | Majlis Bandaraya Ipoh · BIL(16)DLM.MBI.OSC(265-B)L/B/6/92/317/25 | Single-storey semi-D cluster, 35′ x 75′ (20) + single-storey semi-D, 35′ x 75′ (2) | Leasehold 99 years to 1.11.2121 | 22 | March 2028 |
| Phase 2 | 31057-3/01-2028/0040(N)-(L) | 15/01/2026 – 14/01/2028 | Majlis Bandaraya Ipoh · BIL(16)DLM.MBI OSC(266-B)L/B/6/93/318/25 | Single-storey semi-D cluster (16) + single-storey semi-D (2) | Leasehold 99 years to 1.11.2121 | 18 | March 2028 |
| Phase 3 | 31057-1/09-2027/0742(N)-(L) | 09/09/2025 – 08/09/2027 | Majlis Bandaraya Ipoh · BIL(16)DLM.MBI.OSC(267-B)L/B/6/94/319/25 | Single-storey terrace, 20′ x 70′ | Leasehold 99 years to 1.11.2121 | 22 | March 2028 |
Developer’s licence: 31057/6-2030/0113(A), valid 10/06/2025 – 09/06/2030. Tenure: Pajakan 99 Tahun, expiring 1.11.2121. Land encumbrance: none (“Tiada”). Restriction in interest: the land may be transferred, charged or leased only with the written consent of the State Authority. Project manager: United Estate Sdn Bhd. The site plan also marks two bungalow lots (plots 63–64) that are not among the 62 advertised units.
Statutory selling-price bands printed in the developer’s advertisement particulars (not a current price list or offer): Phase 1 semi-D cluster min RM452,800.00 – max RM632,800.00; Phase 1 semi-D min RM477,800.00 – max RM703,800.00; Phase 2 semi-D cluster min RM475,800.00 – max RM615,800.00; Phase 2 semi-D min RM477,800.00 – max RM703,800.00; Phase 3 single-storey terrace min RM345,800.00 – max RM458,800.00.
Foreign buyers: what Perak allows
Foreigners can buy residential 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. Every statutory price band here tops out below RM1,000,000, so this project is effectively for Malaysian buyers.
What is not published, and therefore not on this page
- Built-up area in the developer’s own material (EdgeProp lists 1,377–1,378 sq ft for Phase 1 — unconfirmed)
- Land area of each corner and semi-D plot
- Specification for the terrace type (the flyer’s spec is for the cluster house)
- Cost of security once residents take it over
- Which plots are sold under the PPAM civil-servant scheme (the flyer carries the PPAM logo)
About VIP Waves Sdn Bhd and Rimbayu
Start with the fact you can check yourself. The developer is VIP Waves Sdn. Bhd., company no. 202101000918 (1401216-A), of No. 1A, Jalan Greentown 4, Greentown Nova, 30450 Ipoh, Perak, holding developer’s licence 31057/6-2030/0113(A). The project manager named on the flyer is United Estate Sdn Bhd.
VIP Waves was incorporated in 2021 (as its company number shows) and Rimbayu is the only project I can find under its name; it has no official website. That is not unusual for a single-project Ipoh developer, but it means there is no delivery record to look at.
What balances that: all three phases have current advertising permits, the land is unencumbered, a finished show house stands on site and the project is filed with KPKT. Note: this is not Sime Darby Property’s Bandar Rimbayu township in Selangor — the two are unrelated.
KPKT-filed brochure: https://hims.kpkt.gov.my/files/31057/31057-2/IKLAN_BROSUR_01.pdf
Frequently asked questions
Is Rimbayu Tanjung Rambutan freehold or leasehold?
Leasehold. The statutory particulars state a 99-year lease expiring on 1 November 2121, on individual titles with no land encumbrance.
Is this the same as Bandar Rimbayu in Selangor?
No. This Rimbayu is a 62-unit single-storey scheme in Tanjung Rambutan, Ipoh, by VIP Waves Sdn Bhd. Bandar Rimbayu is Sime Darby Property’s township in Selangor; they are unrelated.
What house types are there?
Three single-storey types, all with 4 bedrooms and 2 bathrooms: 36 semi-D cluster houses and 4 semi-Ds on 35′ x 75′ lots (corner semi-Ds larger), and 22 terrace houses on 20′ x 70′ lots.
When will it be completed?
March 2028, per the statutory particulars. In July 2026 Phase 1 was at column-and-beam stage, Phase 2 at footings and Phase 3 at piling and foundations.
What is the built-up area?
The developer’s material I have does not print it. EdgeProp lists 1,377–1,378 sq ft for Phase 1; the cluster plan shows a house about 23′ x 50′ plus porch. I will get the exact figure for your plot in writing.
Can foreigners or Singaporeans buy?
In practice, no. Perak’s foreign-buyer minimum is generally RM1,000,000 for residential property (confirm the current figure), and every statutory price band here is below that.
Is there a maintenance fee? Is it guarded?
There is no maintenance fee listed, and the flyer advertises 24-hour security. The developer’s notes say residents form a committee and manage security after the first year from CCC, so expect a residents’ contribution later.
How far is it from Ipoh city and Sunway Lost World of Tambun?
The developer puts Sunway Lost World of Tambun at 8 km. Ipoh city centre is about 15 km and AEON Mall Kinta City about 13 km by my estimate.
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 for civil servants is also accepted.
How do I view the show house?
WhatsApp me on +60 10-906 6685. The semi-D cluster show house is open daily 10am–6pm; I will register you and send the current price list and open plots before we go.
5 things worth asking for before you book
The permits are in order; the details that matter are plot-specific. I will ask for all of them on your behalf:
- The built-up and land area of your exact plot, from the title or survey plan
- Whether the plot is PPAM or open-market, and whether it is a Bumiputera lot
- The terrace specification, if you are looking at Phase 3
- The residents’ security arrangement and expected monthly contribution after year one
- The latest architect’s progress certificate for your phase
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 flyer (statutory particulars, floor plans, location map, specification), its site plan and plot plans, the KPKT-filed Phase 1 brochure, June 2026 show-house photos and EdgeProp. 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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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).
31057-2 · RIMBAYU TANJUNG RAMBUTAN
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Kluster 1 storeys Lancar | 4 / 2 | 135 – 147 m² | 20 | RM452,800.00 – RM632,800.00 | 16.00% |
| Rumah Berkembar 1 storeys Lancar | 4 / 2 | 128 – 135 m² | 2 | RM477,800.00 – RM703,800.00 | 20.00% |
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 31057-2. Re-read weekly.
31057-3 · RIMBAYU TANJUNG RAMBUTAN
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Kluster 1 storeys Lancar | 4 / 2 | 135 – 141 m² | 16 | RM475,800.00 – RM615,800.00 | 16.25% |
| Rumah Berkembar 1 storeys Lancar | 4 / 2 | 128 – 135 m² | 2 | RM477,800.00 – RM703,800.00 | 5.00% |
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 31057-3. Re-read weekly.
31057-1 · RIMBAYU TANJUNG RAMBUTAN
Overall status: Lancar — on schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 1 storeys Lancar | 4 / 2 | 111 – 126 m² | 22 | RM345,800.00 – RM458,800.00 | 5.00% |
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 31057-1. 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.