Sunrise Avenue 2 @ Ipoh
A completed, CCC-issued double-storey terrace scheme of 38 units in Lahat, finished in 2018. The corner lot on offer sits on 3,574 sq ft of land with 1,280 sq ft built-up, 4 bedrooms and 3 bathrooms.
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Sunrise Avenue 2 at a glance
From the developer’s own project sheet (updated 29 Aug 2022), flyer and floor plans. Items the developer does not publish are marked.
- Location
- Jalan Lahat Sri Wang 8, Lahat, IpohSouth-west Ipoh
- Type of building
- Double-storey terrace houseLanded residential
- Total units
- 381 block
- Tenure
- LeaseholdLease term not published
- Land size (corner lot)
- 3,574 sq ftIrregular corner lot, 25′ frontage
- Built-up
- 1,280 sq ftFigure given for the corner unit
- Bedrooms / bathrooms
- 4 bedrooms, 3 bathroomsOne bedroom on the ground floor
- Car porch
- 2 carsPer developer sheet
- Completion
- 2018, with CCCCompleted and ready
- Security
- Not gated or guardedDeveloper sheet: no security tiers
- Developer
- Excellent Realty Sdn BhdDeveloper of Waterfront City, Lahat
- Local authority
- Majlis Bandaraya Ipoh (MBI)Expected; confirm on the assessment bill
What would you like to know?
Jump straight to the part you came for.
5 things that actually separate Sunrise Avenue 2 from the rest of Lahat
Not a feature list. What I would tell a friend comparing this house with other terraces in south-west Ipoh — good and bad.
It is finished, not a promise
Completed in 2018 with CCC. You see the actual house, the actual street and the actual neighbours before you commit. No progress-payment interest, no late-delivery risk. The flip side: it is a house built in 2018, so check for wear and the developer’s one-time defect repair, which is done upon signing the SPA.
A corner lot with real land
The corner lot is 3,574 sq ft — the plan shows a 25′ frontage, 70′ depth and a side strip that widens to 85′-1″ across the rear. That is a lot of extra garden against a typical 20′ x 70′ (1,400 sq ft) intermediate lot, and room to extend (with MBI approval).
A bedroom downstairs
4 bedrooms and 3 bathrooms in 1,280 sq ft, with Bedroom 1 and a bathroom on the ground floor. For a family with elderly parents that is worth more than an extra 200 sq ft upstairs. Trade-off: 1,280 sq ft is modest for 4 bedrooms, so rooms are compact.
South-facing, facing open space
The developer’s flyer describes the corner unit as facing south and an open space. A north–south orientation keeps the harsh afternoon sun off the front and back in Ipoh; open space in front means no house directly opposite. Confirm the open space is gazetted as such before you pay for the view.
Small, quiet, not gated
38 units in one block means little through-traffic. It also means no guardhouse and no management fee — the developer sheet lists no security tiers. If gated living matters to you, this is not it.
The numbers behind Sunrise Avenue 2
Everything here is from the developer’s sheet, flyer or plans. The scheme is small and complete, so the record is short.
What you get, and what you don’t
A plain terrace scheme: no clubhouse, no guardhouse. Here is what the developer’s sheet and plans do show.
Estate & security
- Open (non-gated) residential street
- No security tiers listed
- No management fee or sinking fund
- Title category: residential
Layout highlights
- Ground: living, dining, kitchen, Bedroom 1 + bathroom
- First: master bedroom with balcony and bathroom
- First: Bedrooms 2 and 3 with shared bathroom
- Car porch with swing-gate driveway
Around the house
- Mini market and petrol station nearby
- 99 Speedmart and Pasaraya Save nearby
- Restaurants and a school nearby
What is on the record, and when
The published layout: corner lot, 1,280 sq ft
The developer released dimensioned plans for the corner lot (Lot 552). Intermediate-lot plans and land sizes are not in the material I have.
Corner lot — 1,280 sq ft, 4 bedrooms
Ground floor: car porch for 2 cars, living, dining, kitchen, and Bedroom 1 with a bathroom next to it. First floor (20′ x 48′ block): master bedroom with balcony and its own bathroom, plus Bedrooms 2 and 3 sharing a bathroom. The extra land runs down the side and across the back — it is garden, not built area. The ground-floor bedroom is the reason I would shortlist this layout for multi-generation families.
💬 Ask about the corner lotAll drawings are subject to change as directed by the relevant authorities or the developer’s architect, per the plan notes. Check the land area on the title.
Sunrise Avenue 2 in pictures
All images are the developer’s own photographs and drawings.
💬 Ask for current photos of the houseWhere Sunrise Avenue 2 sits, and what is measurably near it
Sunrise Avenue 2 is in Lahat, on the south-west edge of Ipoh between Menglembu and Batu Gajah. The developer’s drive times are below; I add approximate road distances where it helps.
The map loads only when you click it, so this page does not send anything to Google before you ask it to.
Retail
- AEON Mall Ipoh Station 18 — ~5 min (developer)
- 99 Speedmart, Pasaraya Save, mini market — nearby (developer)
Towns
- Menglembu — ~10 min (developer)
- Batu Gajah — ~10 min (developer)
- Ipoh town centre — ~15 min (developer)
- Simpang Pulai — ~15 min (developer)
Highways
- Jalan Lahat to Ipoh and Menglembu — main access
- PLUS Simpang Pulai interchange — ~15 min (via Simpang Pulai)
Rail & air
- Ipoh railway station (ETS) — ~12 km
- Sultan Azlan Shah Airport — ~9 km
Healthcare
- Hospital Raja Permaisuri Bainun — ~14 km
- Clinics around Station 18 — ~5 min
Drive times marked “developer” are from the developer’s project sheet. Other distances are my approximate road distances (Google-Maps style) and depend on traffic and route.
Advertising and sale permit — Sunrise Avenue 2
Malaysian law requires every housing advertisement to print the developer’s licence and advertising & sale permit. The flyer in my material does not carry that block, and the scheme is already completed, so here is what I can and cannot confirm.
| Phase | Advertising & sale permit no. | Permit validity | Approving authority / plan ref. | Building type | Tenure | Units | Target completion |
|---|---|---|---|---|---|---|---|
| Sunrise Avenue 2 (1 block) | Not published in the material I have | Not published | Majlis Bandaraya Ipoh (expected; plan ref. not published) | Double-storey terrace | Leasehold (term not published) | 38 | Completed 2018 (CCC) |
Developer: Excellent Realty Sdn Bhd. Developer’s licence number, land title type and encumbrance are not printed in the material I have.
Foreign buyers: Perak’s minimum purchase price for foreigners
Perak sets a state minimum purchase price for foreign buyers (including Singaporeans). Published guides currently put it at RM1,000,000 for both landed and strata property in Perak, raised from RM500,000 earlier. It is state policy and changes without much notice, so I confirm the current figure with the state authority before anyone books. State consent is also required, which adds time and cost.
What is not published, and therefore not on this page
- Developer’s licence and advertising & sale permit numbers
- Lease term and expiry date
- Land sizes and plans for intermediate lots
- Total land area of the scheme
- Exact CCC date
- Whether the land is Malay reserve or carries bumiputera quota (ask me — it affects resale)
About Excellent Realty Sdn Bhd
Start with the fact you can check yourself. The developer and vendor is Excellent Realty Sdn Bhd — the name on the developer’s project sheet. Its company number is not printed in my material; a SSM search takes minutes and I recommend it.
Excellent Realty is the developer behind Waterfront City in Lahat, which Ipoh Echo described in 2019 as a 303-hectare integrated lakeside development. Ipoh Echo named Eunice Foo as its general manager and identified Sunrise Palace Sdn Bhd as a sister company responsible for the Mirage homes at Clearwater Bay Resort.
Its other completed Ipoh schemes on my list include Hillpark Residences (55 semi-detached cluster homes, completed 2018) and Galleria By The Lake (26 single-storey shop offices, completed 2020). A developer that has delivered several small schemes in the same district is a reasonable sign, but it is not a guarantee — inspect the house you are buying.
Sources: developer project sheet (29 Aug 2022); Ipoh Echo, “Waterfront City: High Living” (Feb 2019). No official project website found.
Frequently asked questions
Is Sunrise Avenue 2 completed?
Yes. The developer states Sunrise Avenue 2 was completed in 2018 with a Certificate of Completion and Compliance (CCC), so you can move in once the SPA and loan are done.
Is Sunrise Avenue 2 freehold or leasehold?
Leasehold, according to the developer. The lease term and expiry year are not in my material; I get them from the title before you book.
How big is the house?
The corner unit has 1,280 sq ft built-up on 3,574 sq ft of land, with 4 bedrooms and 3 bathrooms. Land size and built-up for intermediate lots are not published.
Is there a bedroom on the ground floor?
Yes. The floor plan shows Bedroom 1 on the ground floor with a bathroom next to it, which suits elderly parents.
Where is Sunrise Avenue 2?
It is at Jalan Lahat Sri Wang 8 in Lahat, south-west Ipoh. The developer quotes about 5 minutes to AEON Mall Ipoh Station 18 and about 15 minutes to Ipoh town.
Is there a maintenance fee?
No. It is an open, non-gated terrace street with no security tiers, so there is no management fee or sinking fund. You pay quit rent and assessment only.
Can foreigners or Singaporeans buy here?
Only if the purchase price meets Perak’s foreign-buyer minimum, currently published at RM1,000,000, with state consent. A terrace house here is very unlikely to reach that, so in practice this is for Malaysian buyers.
Is it a bumiputera lot or Malay reserve land?
The developer’s sheet does not say. I check the title and the lot’s status before any booking, because it affects who you can resell to.
How much loan can I get?
Malaysian banks generally finance up to 90% for your first and second residential property, and up to 70% from the third, subject to your income and the bank’s valuation. The house is completed, so any bank can value it.
Who is the developer?
Excellent Realty Sdn Bhd, the developer of Waterfront City in Lahat, which also completed Hillpark Residences (2018) and Galleria By The Lake (2020) in Ipoh.
How do I view the house?
WhatsApp me at +60 10-906 6685. Viewing is by confirmed appointment only, and I arrange it with the developer.
5 things worth asking for before you book
With a completed house you can verify almost everything before paying. I will ask for all of them on your behalf: 1. The title search, lease expiry and any restriction in interest. 2. The CCC and the approved building plan for the lot. 3. A defect walk-through list, agreed in writing before the SPA. 4. The latest quit rent and assessment bills. 5. A bank valuation before you commit.
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 Excellent Realty Sdn Bhd’s project sheet, flyer and floor plans, 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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Developer: Excellent Realty (Waterfront City) (8 developments on this site)
Where it is: Ipoh, Perak