Silver Valley Gardens (Phase 1B) @ Chepor
Double-storey terraces on 22′ x 65′ lots with 4 rooms, 3 bathrooms and a 1,933 sq ft built-up, wrapped around a 4.1-acre park in a 53-acre township by P.K Lee — with its statutory permit particulars printed and reproduced below.
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Silver Valley Gardens Phase 1B at a glance
From the statutory particulars printed on the developer’s flyer and brochure, the Phase 1B site plan and the developer’s August 2025 fact sheet. Where the documents disagree, I say so.
- Location
- Silver Valley Gardens, Chepor, 31200 Chemor, PerakBetween Meru Raya and Chemor, north Ipoh; Mukim Ulu Kinta
- Type of building
- Double-storey terrace house (Rumah Teres 2 Tingkat)
- Total units
- 71 (statutory particulars)The August 2025 fact sheet says 79 in 4 blocks — ask which is current
- Tenure
- Leasehold 99 years, expiring 29/05/2111About 84 years remaining in 2026
- Lot size
- 22′ x 65′ (1,430 sq ft)
- Built-up
- 1,933 sq ftPer the developer’s fact sheet
- Bedrooms / bathrooms
- 4 rooms / 3 bathroomsIncludes a ground-floor guest room
- Township
- 53 acres, with a 4.1-acre central park
- Expected completion
- May 2026 (statutory)Fact sheet (Aug 2025) says 2027 — see timeline
- Developer
- P.K Lee Sdn. Bhd.
- Developer’s licence
- 9495/11-2026/1274(A)Valid 17/11/2023 to 16/11/2026
- 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 Silver Valley Gardens Phase 1B from the rest of Chepor
Not a feature list. These are the points I would raise with you across a table, including the ones that cut the other way.
A 4.1-acre park in the middle, not at the edge
The developer’s aerial shows Phases 1 to 4 arranged around a 4.1-acre SVG Park, and Phase 1B fronts it. Ipoh Echo lists a jogging track, themed playground, futsal court, plaza and pavilion. Ask which of these are built today and which are still drawings.
Red clay brick, not lightweight block
The brochure highlights red clay brick walls with plastered, skim-coated finish, ceiling-height wall tiles in the kitchen and bathrooms, and a tiled car porch. Brick takes wall-hung cabinets and TVs without special anchors — a practical point many buyers only discover after moving in.
1,933 sq ft on a 22′ x 65′ lot
A 1,933 sq ft built-up on 1,430 sq ft of land is a generous house for a compact lot: the trade-off is a shorter lot than Ipoh’s usual 22′ x 70′ or 75′, so the back yard is small. The ground-floor guest room with its own bathroom suits elderly parents.
Fenced with a guardhouse, but no maintenance fee — yet
The developer will build a guardhouse, boom barrier and perimeter fence, then hand management to residents, who must set up their own residents’ association. No developer maintenance fee is charged; guards will cost something once residents organise them.
Next to a 2,700-acre technology park
The brochure places the township beside Silver Valley Technology Park (2,700 acres), with ring roads to SVTP and Kanthan and to Chepor and Meru. That supports rental demand from workers — and also means industrial traffic on the ring roads. Visit on a weekday.
Park, specification and the dates on record
Everything below comes from the developer’s brochure, flyer, site plan and fact sheet, plus Ipoh Echo’s December 2024 report on the launch.
The facilities, by where they sit
Township facilities are in SVG Park, shared by all phases. House specification is from the brochure’s “Signature Features”.
SVG Park (4.1 acres)
- Jogging track
- Themed playground and swings
- Futsal court
- Plaza and pavilion
- Recreational lawns
The house
- Red clay brick walls
- Plastered walls with skim coating
- Ceiling-height wall tiles in kitchen and bathrooms
- Tiled car porch, 2 cars
Estate and security
- Guardhouse, boom barrier gate and fencing built by the developer
- Residents to form their own association to manage it
- No developer maintenance fee or sinking fund
Around the township
- Surau and government reserve land beside Phase 1B on the site plan
- Ring road to SVTP and Kanthan; ring road to Chepor and Meru
- Silver Valley Technology Park, 2,700 acres, next door
What is on the record, and when
One published layout: the 22′ x 65′ double-storey terrace
Phase 1B has a single house type. The developer’s plan labels are partly in Malay (Bilik = bedroom, Mandi = bathroom).
Double-storey terrace — 1,933 sq ft, 4 rooms
Ground floor: living and dining open to each other, kitchen at the back, a guest room with a bathroom beside it, and a side patio on the drawn end unit; the house is drawn 38′ deep behind a 22′ car porch. First floor: master bedroom with its own bathroom at the front, two bedrooms and a shared bathroom at the back. Corner and end units have extra side land; ask for the exact lot outline.
💬 Ask about this layoutDimensions are read from the developer’s flyer drawing. The 1,933 sq ft built-up is from the developer’s fact sheet; confirm the gross floor area in your SPA.
Silver Valley Gardens Phase 1B 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 Silver Valley Gardens Phase 1B sits, and what is measurably near it
Silver Valley Gardens is in Chepor, north of Ipoh, between Meru Raya and Chemor and near the Jelapang toll plaza. The distances below are the developer’s own, printed in its brochure; the last column is my approximate road distance.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Daily needs
- Family Mart, Chepor Indah — 2 km
- Econsave Chemor — 4.1 km
- Chemor Post Office and Public Bank Chemor — 5.7 km
- Maybank Klebang — 8.1 km
Retail and food
- Mydin Mall Meru — 7 km
- KFC Meru Raya — 7.2 km
- McDonald’s Meru Raya — 7.5 km
- AEON Klebang — 9.5 km
Schools and campuses
- MSU College Ipoh — 6.9 km
- Tenby International School — 7.7 km
- Kolej Poli-Tech MARA Ipoh — 8.5 km
Government
- Ipoh Immigration Office — 7.2 km
Further afield (my estimates)
- PLUS Ipoh Utara (Jelapang) interchange — ~8 km
- Hospital Raja Permaisuri Bainun — ~12 km
- Ipoh city centre — ~14 km
- Sultan Azlan Shah Airport — ~22 km
All figures except the last column are the developer’s, from its brochure (“Everything Within Reach”). The last column is my approximate road distance. Please check your own route before you commit.
Advertising and sale permit — Silver Valley Gardens Phase 1B
Malaysian law requires every housing advertisement to print these particulars. I have copied them from the small-print block on the developer’s Phase 1B flyer; the brochure carries the identical block.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Phase 1B (as printed on the Phase 1B flyer) | 9495-14/07-2026/0614(N)-(L) | 05/07/2024 – 04/07/2026 | Majlis Bandaraya Ipoh / BIL (18) DLM.MBI OSC (109-A)L/B/1/31/522/21 | Double-storey terrace, lot 22′ x 65′ | Leasehold 99 years, expires 29/05/2111 | 71 | May 2026 |
Developer’s licence no. 9495/11-2026/1274(A), valid 17/11/2023 to 16/11/2026. Land encumbrance: printed as “Tiada” (none). 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 Jabatan Perumahan Negara. The printed permit validity ended on 04/07/2026 and the printed completion date (May 2026) has passed, while the developer’s August 2025 fact sheet estimated 2027 — ask for the renewed permit and the SPA delivery date.
Statutory selling price band as printed in the advertisement particulars: Min RM350,000 – Max RM545,000. This is the band the law requires the developer to print. It is not a current price list or an offer.
Foreign buyers: what applies in Perak
Foreigners may buy residential property in Perak only above the state’s minimum price threshold, set by state policy (generally RM1,000,000 for residential property), and need state consent. The statutory price band printed for this scheme sits below that level, so in practice this is a scheme for Malaysian buyers. Confirm the current figure before you commit.
What is not published, and therefore not on this page
- A reconciliation of the unit count (71 in the statutory particulars, 79 in the developer’s August 2025 fact sheet)
- Renewed advertising & sale permit after 04/07/2026
- A current completion date (statutory May 2026 vs. fact sheet 2027)
- Land category on the issued titles (the fact sheet lists the land type as agricultural; ask for confirmation of conversion)
- Built-up breakdown per floor
- Number of Bumiputera lots (marked on the site plan but not counted)
- Future residents’ association charges
About P.K Lee Sdn. Bhd.
Start with the fact you can check yourself. The developer is P.K Lee Sdn. Bhd. (李興發展有限公司), 108, Jalan Theatre, 30300 Ipoh, as printed on its brochure, with developer’s licence 9495/11-2026/1274(A). Its company number is not printed; the SSM profile costs a few ringgit.
Its website (pklee.com.my) describes more than 13 years of property development and a group spanning property, construction, education, forestry, quarrying and hotels. Silver Valley Gardens is a 53-acre township planned in at least four phases around SVG Park, beside Silver Valley Technology Park.
What that tells me: an Ipoh-based family group with its own construction arm, building a mid-market township rather than a one-off scheme. The things to test are delivery (compare the printed May 2026 completion with site progress today) and whether the park facilities are finished before you collect your keys.
Developer website: www.pklee.com.my. Launch report: Ipoh Echo, 26 December 2024 (ipohecho.com.my).
Frequently asked questions
Is Silver Valley Gardens Phase 1B freehold or leasehold?
It is leasehold: 99 years, expiring on 29/05/2111, per the statutory advertisement particulars. That leaves about 84 years in 2026, comfortably above what banks look for on a full-term housing loan.
How many units are in Phase 1B?
71 according to the statutory particulars printed on the Phase 1B flyer. The developer’s August 2025 fact sheet says 79 units in 4 blocks, so ask which figure the current permit covers.
What is the land size and built-up?
Each lot is 22′ x 65′ (1,430 sq ft) and the built-up is 1,933 sq ft per the developer’s fact sheet. End and corner lots have extra side land.
How many bedrooms and bathrooms?
4 rooms and 3 bathrooms: a guest room and bathroom on the ground floor, and a master bedroom with en-suite plus two bedrooms and a shared bathroom upstairs.
When will it be completed?
The statutory particulars give an expected completion of May 2026, but the developer’s August 2025 fact sheet estimated 2027, with piling then in progress. The SPA (a Schedule G contract) fixes the binding date; ask me to check current site progress.
Is it gated and guarded? Is there a maintenance fee?
The developer will build a guardhouse, boom barrier and fencing, but charges no maintenance fee. Residents must form their own residents’ association to run the guarding, and will share its cost.
Can foreigners or Singaporeans buy here?
Only above Perak’s minimum price threshold for foreign buyers, set by state policy (generally RM1,000,000 for residential property), and with state consent. The statutory price band printed for this scheme is below that, so this is in practice a scheme for Malaysian buyers.
Are there Bumiputera lots?
Yes. The Phase 1B site plan marks Bumiputera lots in green, clustered at the western ends of the two northern rows and along the eastern edge. The exact count is not published.
Where is it and what is nearby?
In Chepor, north of Ipoh, between Meru Raya and Chemor. The developer lists Family Mart Chepor Indah 2 km, Econsave Chemor 4.1 km, MSU College 6.9 km, Mydin Mall Meru 7 km, Tenby International School 7.7 km and AEON Klebang 9.5 km.
Is the land agricultural?
The developer’s fact sheet lists the land type as agricultural land, while the statutory particulars describe an approved double-storey housing scheme with individual titles. Ask for written confirmation of the land-use category on the title before you sign.
How much can I borrow?
Malaysian residents can generally get up to 90% financing on their first two residential properties, subject to income and credit checks.
How do I view or book?
WhatsApp me on +60 10-906 6685. The show unit is open daily by appointment, and I will send the current price list, your lot on the site plan and the current permit copies first.
6 things worth asking for before you book
I will ask for all of them on your behalf: the renewed advertising & sale permit; the confirmed unit count for Phase 1B; the SPA delivery date against today’s site progress; written confirmation of the land category on the title; which park facilities are finished; and the current price list.
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 brochure and flyer (statutory particulars), Phase 1B site plan, project fact sheet (August 2025), P.K Lee’s website and Ipoh Echo. 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).
9495-14 · SILVER VALLEY GARDENS
Overall status: Lewat — behind schedule
| Component | Bed / bath | Built-up | Units | Price on the permit | Complete |
|---|---|---|---|---|---|
| Rumah Teres 2 storeys Lewat | 4 / 3, 4 | 184 – 200 m² | 71 | RM350,000.00 – RM545,000.00 | 75.00% |
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 9495-14. 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.